81 Dalston Gardens, Stanmore, Middlesex, HA7 1DA
Condition: Tenant's photographs showed some tired condition, condensation and rotting window frames, but extent of defects was unclear and not substantiated.
Evidence considered
- Landlord submitted no comparable evidence and did not respond to the Tribunal's reply forms.
- Tenant cited unspecified government statistics on average national and London social rents, which the Tribunal did not rely on as direct comparables.
- The Tribunal relied on its own expert knowledge and general knowledge of rental values in the area to determine market rent.
- Tenant's photographs of property condition were considered insufficient to establish extent of any defects.
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The Tribunal, having received no evidence from the landlord, relied on its own expert knowledge of local rental values and the limited evidence from the tenant to determine a market rent of £530.77 per week (converted to pcm using x52/12). It found the tenant's condition evidence (photographs showing some condensation and rotting frames) insufficient to establish the extent of disrepair, and rejected unverified claims of tenant improvements. The Tribunal also found no undue hardship justifying a delayed start date, so the new rent took effect from the date in the landlord's notice. Figures converted from weekly rents (£177.05, £185.55 and £530.77 per week) to monthly using x52/12.
Read the original decision (PDF, GOV.UK)
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