86A South Croxted Road, West Dulwich, London SE21 8BD
Condition: Property has an unmodernised kitchen, single-glazed/drafty windows, inadequate/missing heating in the living room, uneven floors, cracked ceilings, and damp and mould around bedroom windows.
Evidence considered
- Tenant submitted a property manager's condition report estimating a market rent of £2,000-£2,200 pcm for the property in good condition, discounted by 35% for condition to £1,365-£1,430 pcm.
- Landlord submitted Rightmove listings and local comparables for South Croxted Road showing current rents of £1,550, £1,900 and £2,000 pcm for 1, 2 and 3 bedroom flats respectively.
- Tribunal relied substantially on its own expert knowledge of local rental values alongside the submitted evidence.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the open market rent for the flat in good tenantable condition at £2,000 pcm, based on its own knowledge and the parties' evidence, then applied an overall discount of approximately 25% (£500) to reflect an unmodernised kitchen, lack of double glazing and window defects, inadequate heating (including no heating in the living room), lack of white goods, and general poor condition. This produced a determined rent of £1,500 pcm, effective from a later date than proposed in the landlord's notice to avoid undue hardship to the tenant.
Read the original decision (PDF, GOV.UK)
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