Flat 13, Whitley House 32 Hornchurch Road, Uxbridge, UB10 0WN - Ref
Condition: The flat was in immaculate condition with no defects noted at inspection.
Evidence considered
- Tribunal relied on its own general knowledge of local rental values, estimating an open market rent of around £2,000 pcm.
- Landlord provided a comparable of another flat in the same block with an identical layout and dimensions, let at £1,950 pcm plus a parking fee, which the tribunal adopted as the determined rent.
- No explanation was given for the lower rent on the comparable flat despite it mirroring the subject property.
- Tenant did not submit comparable evidence, instead raising complaints about property management, parking fees, curtain maintenance delays, gate system issues and a denied request for a digital lock, none of which were found to justify a rent reduction.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal considered the property's size, condition, location and amenities, and had regard to its own general knowledge of local rental values, which suggested a figure around £2,000 pcm. However, it placed decisive weight on a landlord-submitted comparable of another flat in the same block with an identical footprint and layout, which was let at £1,950 pcm, and found no reason to depart from that figure despite the subject flat being in immaculate condition. The tenant's complaints about management, parking, curtains, gate access and security were considered but did not warrant any rent adjustment as no hardship was claimed and details were largely unsubstantiated.
Read the original decision (PDF, GOV.UK)
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