Flat 38 Trinity Tower, 28 Quadrant Walk, London, E14 9JW
Condition: Furnished high-rise flat with some reported defects including worn carpets, peeling kitchen units, an electrical fault in an en-suite, damaged blinds, and prior water leak damage.
Evidence considered
- Tenant provided 12 comparable lettings/listings ranging from £2,950 to £3,800 pcm for three-bed flats in nearby developments, some with concierge/gym amenities.
- Tribunal found several tenant comparables historic or undated, so gave them limited weight.
- Landlord provided a Best Price Guide of asking prices (£3,445–£3,792 pcm) for nearby three-bed flats but no completed transaction evidence.
- Tribunal relied primarily on its own expertise and general market knowledge rather than the submitted evidence.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The landlord proposed increasing the rent from £3,300 to £3,600 pcm; the tenant referred the notice to the tribunal. Neither party provided strong completed-transaction evidence: the landlord gave only asking-price guides and no completed lettings, while the tenant's comparables were either historic, undated, or of superior properties with concierge/gym amenities. The tribunal placed only limited weight on this evidence and relied mainly on its own expertise and general knowledge of local rental values, taking into account the property's configuration, specification and condition, to determine a market rent of £3,450 pcm. The tenant's claim of undue hardship to delay the start date was rejected due to lack of supporting financial evidence.
Read the original decision (PDF, GOV.UK)
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