40 Dempster Road, Wandsworth, London, SW18 1AT
Condition: Older semi-detached house with no central heating in most rooms, damp and defective plaster, single glazing in parts, and unmodernised kitchen, bathroom and electrics.
Evidence considered
- Landlord provided one comparable property, but the tribunal gave it no weight as it was considerably larger and better appointed than the subject property.
- The tribunal relied instead on its own expert knowledge and general knowledge of rental values in the local area to set a baseline modernised rent of £4,800 pcm.
- A 40% deduction was applied from that baseline to account for the property's poor condition and lack of modern facilities.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found a landlord-supplied comparable unhelpful (too large and better appointed) and instead relied on its own expert knowledge of local rental values. It assessed a notional market rent of £4,800 pcm if the property were modernised and in good order, then applied a 40% reduction to reflect lack of central heating, partial double glazing, unmodernised electrics/bathroom/kitchen, only one bathroom for five bedrooms, damp and defective plaster, the tenant's responsibility for internal decoration, and the tenant having provided floor/window coverings and white goods. This produced a determined rent of £2,880 pcm (£663 per week), effective from the date in the landlord's notice as no undue hardship evidence was provided.
Read the original decision (PDF, GOV.UK)
Want the evidence, not just the decision?
Around half of the decisions in this database cite a problem with the evidence submitted — comparable tribunal outcomes are usually what decides these cases, for both sides. We're testing a paid evidence pack and a guided walkthrough of the application, built from this database.
Landlord evidence pack — from £15
Nearby tribunal outcomes, a rent level likely to survive a challenge, and an evidence pack in the format the tribunal expects — timed for when you serve a section 13 notice.
Register interest in the landlord packTenant pack — from £19
Whether challenging your rent increase is worth it, plus the comparable decisions to include with your MR1 application to the tribunal.
Register interest in the tenant packNot built yet — register your interest by email and we'll let you know when it's ready. This isn't legal advice; see the law and free advice options.