29 North Worple Way, London, SW14 8QA
Condition: A purpose-built Victorian maisonette, generally well decorated with modern kitchen and bathroom but with some unrepaired cracking, old leak staining, antiquated double glazing, limited/old electrics, stripped floorboards without carpeting, and blocked rear garden access.
Evidence considered
- Tenant-provided comparables of 2-bed flats in SW14 let between £1,750 and £2,000 pcm, including one in the same road at £1,850 pcm, given limited weight as some were considered historic/uncorroborated
- Landlord-provided comparables of 2-3 bed flats/cottages in the area let between £2,300 and £2,950 pcm, including two in the same road
- A buy-to-let valuation report with three comparables concluding a market rent of £2,300 pcm, given significant weight
- A prior Tribunal decision on another property valued at £2,750 pcm, cited by the landlord
- An OnTheMarket rental heat-map screenshot submitted by the landlord
- Tribunal's own inspection findings and knowledge of the local (Barnes) rental market
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the open market rent for the property in good condition at £2,300 pcm, drawing on its own knowledge of the local rental market and the comparable evidence and professional valuation submitted, particularly a nearby comparable. It then applied a deduction (stated as 4% in the narrative but calculated as 5%/£115) for condition issues including lack of carpeting, an unrepaired crack and investigation holes, leak staining, and inadequate electrics, arriving at a final figure of £2,185 pcm. The tenant's claim of financial hardship from alleged landlord conduct was rejected as unproven, so the increase took effect from the date in the landlord's original notice.
Read the original decision (PDF, GOV.UK)
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