6 Pitchford Street, Stratford, London, E15 4RX

LON/00BB/MNR/2025/0823 · Decided 2025-09-23 · terraced house · 2 bed

Condition: A Victorian mid-terraced cottage found on inspection to be in poor condition, with damp, mould, cracked plaster, worn electrics, deteriorated kitchen/bathroom fittings, rusted heating and single-glazed rotten windows at the rear.

Evidence considered

• Landlord's agents provided RightMove 'best price guide' data for two-bedroom cottages in the subject and surrounding roads, showing 2015 rents of £1,517–£1,680 pcm and 2025 rents of £1,800–£2,530 pcm, used to establish the open-market rent for the property in good condition.
• Tenant provided photographic evidence and a written description of extensive disrepair (leaking toilet, rusted radiators, small bath, loose tiles, mould, defective windows, non-working stove, evidence of mice, damaged flooring, roof leaks and general neglect), which the tribunal confirmed during its own inspection and relied on to justify a 40% condition deduction.
• Tribunal's own inspection of the property and general knowledge/experience of the Stratford rental market were used to cross-check the comparable evidence and determine the final adjusted figure.

Tenant submitted evidence: yes. Landlord submitted evidence: yes.

Tribunal's reasoning

The tribunal first assessed the open market rent for the property in good condition at £2,000 pcm, based on its own knowledge of the Stratford rental market and landlord-supplied comparable evidence of similar two-bedroom cottages in the area. It then applied a 40% deduction to reflect extensive disrepair found on inspection (partial single glazing in poor condition, damp and mould, cracked ceiling/wall plaster, limited and dated electrics, worn kitchen and bathroom fittings, antiquated and rusted heating, worn-out flooring, and broken doors), arriving at a determined rent of £1,200 pcm, which was also the rent the tenant had already been paying informally.

Read the original decision (PDF, GOV.UK)