44 Punam Apartments, 40A Windsor Close, Northwood Hills, Hillingdon, HA6 1FD
Condition: Tenant reported ant infestation, damp/mould and condensation issues, and a frequently malfunctioning lift serving the block.
Evidence considered
- Tenant submitted a written statement and two short videos showing an ant infestation and feces in an external area
- No comparable evidence submitted by either party; neither party returned the Tribunal's Rent Appeal Statements
- Tribunal relied on its own expert knowledge of rental values in the Northwood Hills area and Rightmove listings
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The Tribunal first assessed the property's open-market rent if modernised and in good condition at £1,550 pcm, based on its own expertise and general knowledge of the local market rather than submitted comparables. It then deducted £100 pcm to reflect the property's actual condition, as described by the tenant (ant infestation, damp/mould, condensation and an unreliable lift), arriving at a determined market rent of £1,450 pcm. The Tribunal also considered but rejected an undue hardship claim, so the new rent took effect from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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