377 Park West, Edgware Road, London W2 2QS
Condition: Dated kitchen and bathroom fittings, single-glazed windows with rot damage, and tenant-installed wooden floors, with disputed general disrepair beyond normal wear and tear.
Evidence considered
- Landlord's comparable lettings of one-bedroom flats in the area ranging £2,167-£2,665 pcm, given significant weight as benchmark for a modernised, refurbished flat
- Letting agent valuation report suggesting £575/week (£2,491 pcm), given little weight as it was not based on an inspection and assumed a good internal specification
- Tenant's photographic evidence of disrepair, considered but landlord argued it showed normal wear and tear
- Tribunal's own knowledge/expertise of the Marble Arch rental market and Rightmove listings
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the market rent for the flat in modernised, good condition at £2,150 pcm, relying on the landlord's comparable lettings of similar refurbished one-bedroom flats in the area and discounting a letting agent's valuation as uninspected. It then deducted £350 as its expert estimate of the reduction needed to reflect the property's dated kitchen/bathroom, damaged single-glazed windows, and tenant-funded flooring improvements, arriving at a determined rent of £1,800 pcm. The tribunal also found the proposed increase would cause the elderly, benefit-reliant tenant undue hardship and delayed the new rent's effective date to the date of determination rather than the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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