4 Bishops Avenue, London, E13 0RB
Condition: The property is a purpose-built flat within a two-storey red brick terrace built around 1900. The front door has gaps causing draughts and cracking, the hallway flooring is laminate in poor condition, there are signs of leaking and black mould in rooms, old radiators, and issues with windows being draughty. The kitchen is rudimentary and tired-looking with black mould on the ceiling. External doors have fitment issues, and the garden is poorly maintained.
Evidence considered
- Photographs showing black mould on the ceiling, door, floor/wall level, and around windows.
- Notice by Local Authority Requiring Execution of Works dated 22 May 2024.
- Housing Act 2004 Section 12 Improvement Notice from London Borough of Newham detailing issues of excess cold and entry by intruders.
- Reply Form detailing property size, condition, and improvements made by the tenant.
- Details of other properties in the road with rent ranges £1200 to £1700 per month (no specification or date given).
- Email from Elliott Davies dated 15 September 2025 regarding works undertaken at a cost over £8000.00.
- Landlord's comparables report dated 16 August 2025 with rent ranges £1650 to £2150 per month (no achieved rents stated).
- Letter from Elliott Davis Properties providing guidance on reducing black mould risk.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The Tribunal determined the property's market rent by considering comparables and expert knowledge, setting a value of £1570 pcm for good tenantable condition. Given the current substandard condition with issues like draughts, leaks, mould, and poor maintenance, a 25% reduction was applied to arrive at the decided rent of £1175 pcm from May 1, 2025.
Read the original decision (PDF, GOV.UK)
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