Annexe Rear of 21 Northwood Gardens, Greenford, Middlesex, UB6 OLE
Condition: Detached garden outbuilding/annexe with no proper heating, poor insulation, damp and mould, a corroded entrance door, and damaged bathroom tiles/shower fittings, though some recent minor improvements had been made.
Evidence considered
- No comparable evidence was submitted by either party.
- Tenant provided photographs showing disrepair (damp/mould, corroded door, damaged shower fittings).
- Landlord confirmed minor 2025 improvements (new shower room radiator, redecoration, new water heater).
- Tribunal relied on its own expert knowledge of rental values in the Greenford area to set a baseline modernised rent and then applied a deduction for condition and access issues.
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
With no comparable evidence from either party, the Tribunal used its own expertise and knowledge of the Greenford rental market to estimate a baseline rent of £1,100 pcm for the property if modernised and in good order with a private garden, white goods and curtains. It then deducted £175 pcm to reflect the unlit/hazardous access, lack of proper heating, dated kitchen and sanitary fittings, and a potentially hazardous entrance door, arriving at a determined market rent of £925 pcm effective from the date of the landlord's notice.
Read the original decision (PDF, GOV.UK)
Want the evidence, not just the decision?
Around half of the decisions in this database cite a problem with the evidence submitted — comparable tribunal outcomes are usually what decides these cases, for both sides. We're testing a paid evidence pack and a guided walkthrough of the application, built from this database.
Landlord evidence pack — from £15
Nearby tribunal outcomes, a rent level likely to survive a challenge, and an evidence pack in the format the tribunal expects — timed for when you serve a section 13 notice.
Register interest in the landlord packTenant pack — from £19
Whether challenging your rent increase is worth it, plus the comparable decisions to include with your MR1 application to the tribunal.
Register interest in the tenant packNot built yet — register your interest by email and we'll let you know when it's ready. This isn't legal advice; see the law and free advice options.