56 VICTORIA ROAD, WD24 5AZ
Condition: The property, originally let in good decorative order, has since had some repairs completed but retains minor outstanding issues and ongoing cold/condensation/mould problems.
Evidence considered
- Tenant-supplied joint expert surveyor's report (2024) detailing damp, mould, guttering, rodent and window/door defects, with repair cost estimate of £3,305 plus VAT
- Landlord-supplied inspection report and photographs (March 2025) showing the property in generally fair condition
- Invoices evidencing completed works: mould cleaning, wall treatment/repainting, pest control, window overhaul and new kitchen door
- Inventory and schedule of condition from the start of the tenancy in 2021 showing the property freshly decorated with new carpets and fittings
- Tribunal's own knowledge/judgement of rental values in Watford (no third-party comparable lettings evidence cited)
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the market rent for the property in good open-market condition (with carpets, curtains and white goods provided) at £1,750 pcm, drawing on its own knowledge of Watford rental values and the limited evidence submitted. It then deducted £50 pcm for outstanding minor repair issues and £100 pcm for ongoing cold/condensation/mould problems, arriving at a determined rent of £1,600 pcm, matching the landlord's proposed figure, effective from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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