442A Fairfax Road Westcliff on Sea SS0 9RN
Condition: The maisonette was in poor condition with damp, black mould, worn kitchen and bathroom fittings, broken window fittings, and poor external decorative condition.
Evidence considered
- Landlord provided four Rightmove references but no rent figures or verifiable details, so given no weight
- Tenant provided no comparable evidence, stating no similar-condition properties were on the market
- Tribunal relied on its own expert knowledge of rental values in the area for a modernised equivalent property (£1000 pcm), then adjusted down £300 for poor condition
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal did not rely on comparable evidence (the landlord's Rightmove references lacked detail and could not be verified; the tenant submitted none) and instead used its own expert knowledge of local rental values. It assessed a hypothetical market rent of £1,000 pcm for the property if modernised and in good condition, then deducted £300 to reflect the property's actual poor condition, including damp, mould, disrepair to kitchen/bathroom, and lack of white goods, resulting in a determined rent of £700 pcm, which was below the existing rent of £750 pcm.
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.