36 Turner House, St John's Wood Terrace, London NW8 6LN
Condition: Flat with reported water damage/ingress, peeling paint, worn toilet cistern and missing floor strip, with some repairs pending from the local council.
Evidence considered
- Landlord provided a 2025 listing for a comparable 2-bedroom flat in the same building at £2,600 pcm, which the tribunal treated as good evidence of market value for the property in good condition.
- Tenant provided photographs of disrepair (water damage, peeling toilet, peeling paint, missing floor strip) but no rental comparables.
- Landlord provided a 2022 work schedule evidencing prior refurbishment (redecoration, new kitchen, re-tiled WC, re-enamelled bath).
- Tribunal applied downward adjustments (3% and 1%) from the comparable-derived rent to reflect outstanding council repairs and the condition of the toilet cistern.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal relied on a landlord-supplied 2025 listing for a comparable two-bedroom flat in the same building at £2,600 pcm, combined with its own expert knowledge of the local market, to establish a baseline market rent for the property if modernised and in good condition. It then deducted a total of 4% (£104) from that figure to reflect disrepair issues shown in the tenant's photographs, specifically outstanding remedial works required from the local council and a deteriorated toilet cistern, arriving at a determined rent of £2,496 pcm. No undue hardship was claimed, 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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