36 Aspen Gardens, Hammersmith, London, W6 9J
Condition: Room in a former council flat, no reported disrepair, double glazing and central heating, tenant disputed landlord's claim of a 2024 refurbishment saying it occurred in 2014.
Evidence considered
- Tenant provided seven comparable room listings in shared flats near Hammersmith, Barons Court and Ravenscourt Park stations, ranging from £750 to £870 pcm, but sizes and specifications were unclear and some rooms appeared smaller than the subject room.
- Landlord provided undated, unlabelled 'comparison pics' with no comparable rental evidence.
- Tribunal relied mainly on its own expert knowledge of local rental values alongside the tenant's comparables, given the limited landlord evidence.
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal found the tenant's comparables of limited reliability as room sizes and specifications were unclear and some appeared smaller than the subject room, while the landlord submitted no comparable evidence at all. Relying on its own expert knowledge of the Hammersmith rental market together with the tenant's comparables, and noting all bills, Council Tax and a cleaner were included in the rent, the tribunal determined a market rent of £875 pcm, slightly below the landlord's proposed £890 pcm.
Read the original decision (PDF, GOV.UK)
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