53 Byron Way, West Dryton, Greater London UB7 9JD
Condition: A 1970s mid-terrace townhouse with converted garage bedroom, generally in reasonable but imperfect condition, with reported damaged/misted double-glazed window units and (until recently) no current electrical safety certificate.
Evidence considered
- Landlord provided three comparable lettings in West Drayton ranging £2,000-£2,300 pcm, supporting the proposed increase
- Landlord provided a letting agent email confirming 2023 rental values
- Tenant provided photographic evidence of damaged/misted window units and raised lack of EICR since 2012
- Tribunal relied on its own expert knowledge of local rental values alongside the submitted comparables
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the market rent of the modernised property at £2,000 pcm based on landlord-submitted comparables (£2,000-£2,300 pcm) and its own expert knowledge, then deducted £100 to reflect the property's condition (damaged window units, mould/misting, lack of a current EICR until recently) as evidenced by tenant photographs and submissions. This produced a determined rent of £1,900 pcm. The new rent took effect from the date in the landlord's notice as the tribunal found insufficient evidence of undue hardship to justify a later start date.
Read the original decision (PDF, GOV.UK)
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