Flat 4, 10 The Runway, South Ruislip, HA4 6EU
Condition: Converted studio flat reported by the tenant to have suffered persistent water damage from the flat above and a small floor area.
Evidence considered
- Tenant submitted comparable studio flat lettings in Hanwell, Stoke Newington and Uxbridge ranging from £850-£1050 pcm, but given limited weight as only a general 'tone' of London values due to wide geographic spread
- Tribunal relied mainly on its own expert knowledge of local rental values and Rightmove listings
- No comparable evidence was submitted by the landlord
- Video evidence of water damage from the flat above was considered in assessing condition
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal assessed a starting market rent of £1,000 pcm for a modernised studio flat in good condition in a residential area, based on its own expertise and the tenant's limited comparable evidence, which was given little weight due to its wide geographic spread. It then deducted £75 pcm to reflect the property's reported condition (water damage) and its location in a secondary commercial rather than established residential environment, arriving at £925 pcm. The increase was not found to cause undue hardship, so the new rent took effect from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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