79 Watcombe Road, London, SE25 4XA

LON/00AH/MNR/2024/0643 · Decided 2025-04-07 · terraced house · 3 bed

Condition: The house lacks central heating and modernisation, with inadequate kitchen/electrics, a small bathroom accessible only through a rear kitchen extension, and extensive damp, rot and defective plaster.

Evidence considered

• Tribunal's own knowledge and experience of rental market in South Norwood used to set unadjusted market rent
• Tenant's written submissions and photographs detailing disrepair (damp, falling plaster, lack of central heating, lack of modernisation)
• Tribunal inspection of the property on 31 March 2025
• No evidence or reply form submitted by the landlord

Tenant submitted evidence: yes. Landlord submitted evidence: no.

Tribunal's reasoning

The tribunal valued the property as if in good condition at £507.58 per week based on its own knowledge of the South Norwood rental market, then applied a 49% deduction to reflect its poor condition (no central heating, inadequate electrics, kitchen and bathroom below modern standard, extensive damp/rot and defective plaster, and a bathroom only accessible via the kitchen extension), arriving at a determined rent of £258.71 per week. No hearing was held; the decision was made on paper submissions and following a property inspection, with the tenant providing evidence of disrepair and the landlord submitting nothing.

Read the original decision (PDF, GOV.UK)