Flat 329 Academy Court, 566 Longbridge Road, Dagenham, RM8 2FF
Condition: A second-floor flat in a converted former educational building, landlord-maintained with double glazing and central heating, partially furnished, with disputed and unproven allegations of mould.
Evidence considered
- Landlord cited two local comparables at £1750 and £1850 pcm, given significant weight by the tribunal.
- Tenant cited five comparables ranging £1450-£1850 pcm, including same-building lettings at £1800-£1850 pcm (furnished), used to calibrate the valuation.
- Tenant's unsupported mould claim was disregarded due to absence of photographic or other corroborating evidence, while landlord's unsubmitted professional report was also not relied upon.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed market rent using landlord's and tenant's comparables (ranging £1450-£1850 pcm) and its own expert knowledge, finding a fully modernised market rent of £1750 pcm. It then deducted £50 for the property being only partially furnished (lacking a working washing machine), arriving at £1700 pcm. The tenant's unproven mould allegations were given no weight due to lack of evidence. Due to the tenant's benefit status and the scale of the increase, the tribunal delayed the effective date to 23 January 2026 to mitigate undue hardship, rather than reducing the rent itself.
Read the original decision (PDF, GOV.UK)
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