Flat 2, 201 Oxlow Lane, Dagenham, RM10 7YA
Condition: Part furnished first floor flat in generally good condition, with only minor reported window drafts.
Evidence considered
- Tenant submitted Zoopla/Rightmove links to seven comparable properties in Dagenham RM10 advertised at £1,500-£1,600 pcm
- Landlord's agent submitted eleven Rightmove comparables advertised at £1,650-£1,900 pcm, of which three had let and eight remained available
- Tribunal gave limited weight to lower comparables due to inferior condition and to higher comparables as they had not resulted in actual lettings
- Tribunal relied substantially on its own expert knowledge of local rental values
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal considered comparable evidence from both parties but found the lower-rent comparables reflected inferior condition properties and the higher-rent comparables had not actually achieved lettings. Relying on its own expert knowledge together with the comparable evidence, the tribunal assessed the market rent for the property in good tenantable condition at £1,650 pcm. No adjustment was made for minor reported window drafts as these were not considered a material valuation factor, and no undue hardship was found to justify delaying the effective date.
Read the original decision (PDF, GOV.UK)
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