47 Audrey Road, Ilford IG1 2DY
Condition: Both parties agreed the property was in good order with repairs attended to as needed.
Evidence considered
- Tenant cited nearby comparables at £1800 and £1975 pcm, and properties on the same road at £1600-£1700 pcm
- Landlord submitted photographs of the property and a Zoopla listing showing the same property marketed at £2750 pcm asking price
- Tribunal gave the road comparables (£1600-£1750 pcm) limited weight as 'context only' due to lack of detail on condition, specification or whether rents were actually achieved
- Tribunal applied its own general expert knowledge of rental values in the area to reach a base market rent, then reduced it 5% for absence of a selective licence at the relevant date
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed open market rent based on photographs and descriptions (no inspection), comparable evidence from both sides on the same road (ranging £1600-£1975 pcm) and general market knowledge, arriving at a notional market rent of £2200 pcm for the property in good condition if licensed. Because the landlord lacked a selective licence at the effective date (a temporary exemption application was only made later), the Tribunal applied a 5% reduction, giving £2090 pcm, rounded to £2100 pcm.
Read the original decision (PDF, GOV.UK)
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