50 Redwing Crescent, Waterstone Way, Greenhithe, Kent, DA9 9TE
Condition: Flat in generally good condition overall but with minor disrepair including a boiler issue, old/bowed kitchen worksurface, and mould in the bathroom.
Evidence considered
- Landlord provided four comparable one-bedroom flats on the same development, 'Let Agreed' at £1,100-£1,150 pcm
- Tenant provided one comparable one-bedroom flat on the same development at £1,100 pcm (same as one of the landlord's comparables)
- Tribunal also relied on its own expert knowledge of local rental values
- Tribunal applied deductions from the £1,100 pcm base market rent for absent carpets/curtains (£20), tenant-provided washing machine (£10), and minor disrepair/defects (£20)
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed a base open-market rent of £1,100 pcm using comparable lettings on the same development provided by both parties plus its own general knowledge of local rental values. It then deducted £50 overall to reflect the landlord's non-provision of carpets and some curtains, the tenant's provision of a washing machine, and minor items of disrepair and defects, arriving at a determined rent of £1,050 pcm, effectively unchanged from the passing rent and below the landlord's proposed £1,250 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.