Flat 2 11 Searles Road London SE1 4YU
Condition: The flat had multiple unresolved disrepair issues including damp/mould, loose floorboards, boiler unit instability, cracked walls/ceiling, bathroom unit problems, and a history of mice infestations.
Evidence considered
- Landlord comparables: three 2-bed flats/maisonettes in SE17/SE1 asking £2150-£2230 pcm, none with ensuites, used to support a higher starting rent.
- Tenant comparables: properties in SE11, SE15, SE16 ranging £1750-£1850 pcm, said to be in better condition, used to support a lower rent.
- Photographic evidence (dated 18 May 2026) of disrepair accepted by the tribunal as representing current condition since uncontested by the landlord.
- Tribunal also relied on its own general knowledge/expertise of local rental values.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal started from a market rent of £2250 pcm for the property in modernised, good condition, based on its own expert knowledge and the comparables submitted by both parties. It then deducted 12.5% (£281.25) to reflect disrepair issues (kitchen pipework, damp/mould, boiler unit stability, loose floorboards, wall/ceiling cracks, bathroom unit issues, recurring mice infestations) and the landlord's repairing liability, producing £1968.75, rounded down to £1950 pcm. The tribunal found no evidence of undue hardship so did not postpone the effective date from that in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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