Flat 2 Liberty Court 141 Great Northway London NW4 1PR
Condition: Flat in fair to poor condition with damp and render issues to external walls, past electrical distribution defects, and WC/shower/white goods problems.
Evidence considered
- Landlord provided asking rents for other 3-bedroom flats nearby, ranging from about £2,400 to £3,000 pcm, used as a general market guide
- Tenant provided internal photographs showing defects (damp, mould, electrical and plumbing issues) but no rent proposal
- Tribunal relied substantially on its own general knowledge of market rents in the local authority area to set a baseline good-condition rent of £2,400 pcm
- A £400 pcm deduction was applied from the baseline for documented disrepair and missing white goods
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal used its own knowledge of local market rents, supported by the landlord's comparable asking rents (£2,400-£3,000 pcm for similar 3-bed flats), to set a baseline market rent of £2,400 pcm for the property in good condition. It then deducted £400 pcm to reflect significant, substantiated disrepair issues (persistent damp, past electrical defects, WC/shower defects, and tenant-replaced white goods), arriving at a determined rent of £2,000 pcm. A short delay to the effective date was granted on hardship grounds, though evidence of hardship was limited.
Read the original decision (PDF, GOV.UK)
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