34b Suffolk Road, Barking, London, IG114 7QW
Condition: Tenant alleged disrepair (doors, windows, pests, electrics, hygiene) but these claims were unsupported by evidence; landlord said property was refurbished when tenancy began and repairs were carried out promptly.
Evidence considered
- Landlord's letting agent email suggesting £1,200-£1,300 pcm achievable, given limited weight due to lack of supporting detail
- Landlord's second agent appraisal suggesting £1,400-£1,450 pcm with comparables on Thorpe Road, Ripple Road and Howard Road (IG11), given limited weight as broad market indicators only, no inspection and lacking full particulars
- Tenant provided no comparable evidence or documentary support for condition complaints
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined market rent using its own specialist knowledge, placing only limited weight on two agents' appraisals submitted by the landlord because they lacked full particulars, photographs, floor areas, comparable addresses with evidenced achieved rents, or details of condition/furnishing. The tenant's complaints about disrepair (doors, windows, pests, electrics, hygiene) were considered but given no quantified deduction as they were unsupported by photographs, inspection evidence or expert reports. The tribunal set market rent at the figure originally proposed by the landlord's notice, below the agents' higher appraisals (£1,200-£1,450 pcm). The tenant's request for a later start date on hardship grounds was refused due to lack of supporting financial evidence, so the new rent took effect from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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