Flat 2 , Waterford Court, 18 Daventry Street, London, NW1 6TD
Condition: Generally tenantable but with condensation-related mould in the shower room and some paint flaking/cracking in the living room wall indicating moisture issues.
Evidence considered
- Tenant's adviser cited two comparables in a nearby street at £2200 pcm for similar two-bedroom first-floor flats in good condition, in an older block.
- Landlord cited five comparables ranging from £2405 to £4117 pcm across various nearby and more distant London locations; tribunal gave less weight to the more distant ones.
- Tribunal applied a 15% condition-related deduction (condensation/mould, paint flaking) to its assessed open-market figure of £2600 pcm, arriving at £2200 pcm.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal weighed comparables from both parties, giving most weight to those closest in size and location to the subject property, and used its own expertise to value the flat in good condition at £2600 pcm. It then applied a 15% deduction (agreed with the tenant's adviser) to reflect condensation/mould and paint flaking issues, reducing the figure to £2200 pcm (rounded). Hardship was found proven due to the tenant's universal credit status, so the increase took effect from the date of decision (29 September 2025) rather than the original notice date.
Read the original decision (PDF, GOV.UK)
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