72 Aragon drive, Hainault, Essex, IG6 2TN,
Condition: The property was in below-average condition with cracked plaster, damaged kitchen units, corroded radiators, a damaged patio, misted double glazing, and stained carpets.
Evidence considered
- Tenant provided evidence of three comparable lettings in the Ilford area ranging from £1,700-£2,000 pcm, given weight
- Landlord provided three comparables ranging from £2,250-£2,300 pcm, but these were for Ilford properties not Hainault so given limited weight
- Tribunal relied on its own expert knowledge of rental values in the Hainault area
- Photographic evidence of the property's condition considered
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the market rent of a modernised, good-condition version of the property at £2,200 pcm, drawing on its own knowledge of the Hainault market and the comparable evidence provided. It gave limited weight to the landlord's comparables as they related to Ilford rather than Hainault, and applied a £100 deduction from the starting figure to reflect the property's below-average condition (cracked plaster, damaged kitchen units, corroded radiators, damaged patio, misted glazing, stained carpets), arriving at £2,100 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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