35 Inwood Road, Hounslow, TW3 1UX
Condition: Unmodernised and poorly maintained Victorian house, neglected by the landlord, with rotting original single-glazed windows, though tenant had installed central heating and some fittings.
Evidence considered
- Landlord submitted comparable lettings in the general area ranging from £1,800 to £2,000 pcm, used as the basis for the hypothetical 'good condition' rent.
- Tribunal applied its own professional judgement and local market knowledge to set the hypothetical rent at £415pw (£1800pcm) for the property in good marketable condition with modern fittings and white goods.
- Tribunal applied a 55% deduction from the hypothetical rent to reflect lack of landlord-funded improvements, absence of carpets/curtains/white goods, and the property's need for significant refurbishment.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal first valued the property in good marketable condition with modern fittings and landlord-supplied white goods at £415pw (£1,800pcm), based on landlord comparables of £1,800-£2,000pcm and its own market knowledge. It then applied a 55% deduction to reflect the property's poor, unmodernised condition (excluding tenant's own improvements, which are disregarded) and the absence of carpets, curtains and white goods, arriving at £186.75pw (£809.25pcm). Figures were converted from weekly rents stated in the decision (current £138.50pw and proposed £276pw) to monthly equivalents.
Read the original decision (PDF, GOV.UK)
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