41 Homefield Avenue, Newbury Park, Ilford, Essex IG2 7JG
Condition: A 1930s mid-terrace house with substantial improvements made by the tenant since 2020, rather than by the landlord.
Evidence considered
- Landlord submitted comparable rental evidence for the area
- Tribunal used its own expert knowledge plus Rightmove and Google Maps research
- Physical inspection of the property conducted with the tenant present
- Tenant's witness statement regarding property condition and tenant-funded improvements considered
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the open market rent for the property in good condition with modern fittings at £2,200 pcm, based on its own expert knowledge of local rental values, Rightmove/Google Maps research and an inspection. It then applied a substantial 50% deduction to reflect that the tenant, not the landlord, had made significant improvements to the property since the tenancy began in 2020, meaning the property in its true (unimproved) condition would attract a lower rent. This resulted in a determined rent of £1,100 pcm, effective from the date specified in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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