Flat 2, 30A Dunraven Road, London, W12 7QZ
Condition: Late 19th-century purpose-built flat with isolated patches of surface dampness/condensation, some failed external brickwork, and dated kitchen and bathroom fittings, but no major defects.
Evidence considered
- Both parties relied on the same basket of comparable lettings; most weight given to a closely comparable one-bedroom flat at 28a Dunraven Road let furnished at £1,650 pcm shortly before the tenancy began.
- Landlord's agent submitted five further comparable one-bedroom flat lettings within half a mile of the subject property, used to confirm general rental tone.
- Tenant submitted comparable letting evidence and details of minor dilapidations.
- Adjustments made to comparables for differences in internal floor area and external/balcony space, given the subject's small (<350 sq ft) footprint.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal gave most weight to a closely comparable recently-let flat at 28a Dunraven Road (let furnished at £1,650 pcm) and used other submitted comparables to confirm the general rental tone in the locality. Adjustments were made for the subject flat's smaller floor area, and the tribunal assessed an open-market rent of £1,550 pcm if the property were in standard condition. A 5% deduction was then applied to reflect minor dilapidation (surface dampness and dated kitchen/bathroom fittings), partly offset by the landlord's provision of furniture and recent minor repairs, producing a final determined rent of £1,472.50 pcm, effective from the decision date to avoid undue hardship to the tenant.
Read the original decision (PDF, GOV.UK)
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