Flat 2, 160 Rushey Green, Lewisham, London SE6 4HQ
Condition: Compact one-bedroom flat above commercial premises, in reasonable interior condition but with limited access via external fire escape.
Evidence considered
- Landlord's Rightmove/Zoopla screenshots of asking rents (£1,200-£1,750 pcm) given limited weight due to lack of detail on size, condition, bedrooms and whether let or just advertised, and one comparator being a studio.
- Landlord's email valuation for a different flat in the same building (£1,600 pcm) given limited weight for lacking comparability detail.
- Tenant's photographs of the property, entrance gate and fire escape used to assess condition and access limitations.
- Tribunal relied substantially on its own specialist knowledge of local rental values given the weak comparable evidence.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal gave limited weight to the landlord's online listing screenshots and a valuation email for a different flat, as neither provided sufficient detail to establish true comparability or confirm actual letting rents. Relying on its own expertise and the tenant's photographs, the tribunal found the open market rent to be £1,100 pcm, reflecting the property's compact layout, location above commercial premises, external fire escape access, and proximity to amenities and transport. The tenant's claim of undue hardship (citing a mental health diagnosis) was rejected for lack of financial evidence, so the new rent took effect from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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