91 Mirabel Road, London, SW6 7EQ
Condition: A converted duplex flat with roof terrace in an older Victorian property, with recently renewed roof and windows but historic damp staining, worn kitchen/living room flooring, dated kitchen and sanitary fittings, and hot water pressure issues.
Evidence considered
- Tenant provided comparable evidence for two-bedroom flats in the area ranging £2,450-£2,650 pcm
- Landlord provided a schedule of comparables ranging £2,500-£3,250 pcm, said to support the proposed increase given floor area and roof terrace
- Tribunal relied on its own expert knowledge of local rental values alongside both parties' evidence
- £275 deduction applied for condition issues (damp history, worn flooring, dated kitchen/bathroom fittings, hot water pressure, unusual layout)
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal started from a market rent of £3,100 pcm for the property if fully modernised and in good condition, based on its own expertise and the comparable evidence submitted by both parties (tenant's range £2,450-£2,650; landlord's range £2,500-£3,250). It then deducted £275 to reflect condition issues raised by the tenant (historic damp/leak staining, damaged kitchen/living room flooring, dated kitchen and sanitary fittings, hot water pressure problems, unusual split-level layout), arriving at a determined rent of £2,825 pcm.
Read the original decision (PDF, GOV.UK)
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