Flat 3, Osterley Lodge, 12-14 Osterley Park Road, Southall, Middlesex, UB24BN
Condition: The flat has central heating and double glazing but was reported to have mould/dampness from poor ventilation (now attributed to furniture placement) and a previously broken shower tray that was since repaired.
Evidence considered
- Tenant comparable: unfurnished high-spec modern flat at £1,800 pcm (quoted 27/1/26) - given weight
- Tenant comparable: older flat, good repair, at £1,800 pcm (quoted 13/2/26) - given weight
- Tenant comparable: new build in gated scheme at £1,875 pcm (quoted 24/3/26) - given weight
- Landlord evidence that other tenants in the block accepted rent increases, but no details provided - not given significant weight
- Landlord's damp report attributing mould to ventilation/furniture placement rather than structural defect - considered but did not affect valuation
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal preferred the tenant's three comparables (£1,800–£1,875 pcm for flats in the area), finding them reliable and consistent. It assessed the subject flat's market rent, if modernised and in good order, at £1,800 pcm, making no further adjustments for condition since this already reflected the comparable-based figure; the landlord's evidence on repairs and damp causation was considered but did not alter the valuation, and no hardship was claimed to delay implementation.
Read the original decision (PDF, GOV.UK)
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