7 Achilles Close, London, SE1 5HE
Condition: Purpose-built ground floor flat with reported disrepair including damp/mould, defective heating, and dated kitchen units, though some repairs and flooring replacement had been undertaken.
Evidence considered
- Landlord provided comparable lettings evidence in the Bermondsey area, said to range up to £3,879 pcm, supporting the proposed increase
- Tenant provided comparable evidence suggesting a realistic rent of around £1,400 pcm
- Tribunal also relied on its own knowledge of rental values and Rightmove listings
- Deduction of £150 applied for disrepair items: mould/damp staining, defective heating, dated kitchen units
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal started from an open-market rent of £1,600 pcm for the property modernised and in good condition, based on landlord and tenant comparable evidence and its own expertise. It then deducted £150 to reflect mould/damp staining, a defective heating system, and dated kitchen units, arriving at £1,450 pcm. The tenant's claim of undue hardship was not substantiated, 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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