4 Lichfield Road Dagenham RM8 2AT
Condition: Tenant alleged mould, old carpet, boiler issues, non-functioning extractor hood and poor insulation, but without supporting evidence the tribunal found the property in reasonable letting condition.
Evidence considered
- Landlord suggested a comparable rental range of £2000-£2500 pcm without specific comparable details.
- Tenant submitted an automated online 'Rent checker' valuation estimating £1711 pcm (range £1315-£2107), given limited weight as not a direct comparable.
- Tribunal relied substantially on its own expert knowledge of local rental values in absence of robust comparable evidence from either party.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined market rent largely in line with the landlord's proposed figure, finding the property in reasonable condition because the tenant failed to substantiate disrepair claims (mould, boiler issues, poor insulation) with photographic or other evidence. Relying on its own expert knowledge of local rental values alongside the landlord's suggested comparable range (£2000-£2500 pcm) and the tenant's automated online valuation (which the tribunal gave little weight), the tribunal fixed the market rent at the landlord's proposed level. The effective date was delayed from the notice date to the date of the hearing due to undue hardship caused by the tenant's benefit income.
Read the original decision (PDF, GOV.UK)
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