Flat 13, Plamer Court. 34 Charcot Road, London, NW9 5US
Condition: Third-floor flat in a good quality block with a window defect causing damp/mould concerns, plus disputed minor appliance faults (fridge/dishwasher) and past bed bug and rodent issues that had largely been resolved.
Evidence considered
- Landlord provided evidence of a three-bedroom flat in the same block let at £2400 pcm from November 2024 (ground floor) - given significant weight
- Landlord provided evidence of a two-bedroom flat on the same floor as the subject property let at £2150 pcm from May 2024 - given significant weight
- Landlord submitted marketing brochures for the block, considered by the tribunal
- Tenant did not submit independent comparable evidence, focusing instead on disrepair issues
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal used two comparables within the same block (a three-bedroom flat let at £2400 pcm and a two-bedroom flat on the same floor let at £2150 pcm) to arrive at a base market rent of £2450 pcm for the subject flat in good condition, taking into account the good quality of the block (reflected in service charges) and the subject flat's higher floor compared to one comparable. It then deducted £150 pcm to reflect an unresolved window defect causing damp/mould issues, but declined to adjust for other alleged defects (fridge/dishwasher, lift reliability, past bed bug/rodent issues) as these were either resolved, unsupported by evidence, or not shown to be worse than elsewhere in the block, resulting in a determined rent of £2300 pcm.
Read the original decision (PDF, GOV.UK)
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