Flat 3 131 King Henry’s Road, London NW3 3RB
Condition: Converted first-floor studio flat in a four-storey Victorian building near Swiss Cottage underground station, with gas central heating, single-glazed timber windows, white goods and floor coverings (EPC D, 39m²); the tenant reported poor heating and sound insulation, minor rot and draughts to the single-glazed windows, previous plumbing leaks and cracked plaster.
Evidence considered
- Tenant: 11 comparable lettings, £1,500 pcm (studio in an HMO) to £1,900 pcm (one-bed flat)
- Landlord: a detailed schedule of comparables with floor plans, £1,500 (smaller studio) to £2,400 pcm (one-bed flat)
- The landlord noted the current £1,750 pcm rent was a net figure after deducting £249/month for council tax, water and energy the landlord pays — unusual for a standard letting
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
Both parties gave the tribunal detailed, well-organised comparable evidence. It valued the property (excluding the landlord's bill payments) at £1,650 pcm, then deducted £75 for damaged single-glazed windows and cracked wall plaster, before adding back the £249/month the landlord separately pays for council tax, water and energy — giving £1,824 pcm.
Read the original decision (PDF, GOV.UK)
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