55e Woodland Way, London, NW7 2JP
Condition: Furnished room in a shared house with some disrepair reported, including a broken freezer, non-working dryer, and minimal hot water; poorly maintained rear garden and noise from a nearby railway line and motorway.
Evidence considered
- Tenant provided comparable evidence (details referenced but not fully itemised in text)
- Landlord cited a studio flat at £1000 pcm, which the tribunal found not comparable
- Landlord cited a double room with en suite, TV and fridge at £953 pcm in a nearby property, considered a better property and given more weight
- Tribunal also relied on its own general knowledge and expertise of local rental values
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined the market rent at the figure proposed by the landlord's notice, finding that the condition of the property (including some disrepair reported by the tenant) and its amenities supported a rent of £850 pcm. It relied on its own knowledge of local rental values together with comparables from both parties, giving more weight to a similar room with en suite in a nearby property than to a non-comparable studio flat. The tenant's claim of undue hardship was rejected due to lack of supporting evidence, 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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