First floor flat 391B Dersingham Avenue, Manor Park, London E12 6JX
Condition: Converted Victorian flat in generally fair but tired condition, with water ingress staining, cracked plaster, worn hallway carpet and blown double-glazing seals.
Evidence considered
- Landlord submitted written comparable lettings evidence from the general area, which the Tribunal used to set a hypothetical 'good condition' rent of £1,700 pcm.
- Tenant's claim of a nearby flat let at £1,250 pcm was given very limited weight as it was unsupported by any written evidence.
- Tribunal relied on its own inspection findings and professional judgement to apply a £175 pcm deduction from the hypothetical rent for disrepair (water staining, cracked plaster, worn carpet, blown window seals).
- Parties' prior negotiation positions (landlord £1,550, tenant £1,425) were noted but not determinative.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The Tribunal first assessed the market rent at £1,700 pcm for the property in good, modernised condition, based on comparable evidence and its own knowledge of the Manor Park rental market. It then deducted £175 pcm to reflect disrepair identified at inspection (water staining, cracked plaster, worn carpet and blown window seals), giving a determined rent of £1,525 pcm. The tenant's informal hardship application under s14(7) to defer the increase was rejected for lack of supporting financial evidence, so the new rent took effect from the date of the landlord's notice.
Read the original decision (PDF, GOV.UK)
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