Flat 4, 214 Haggerston Road Hackney London E8 4JA
Condition: Modern purpose-built flat in fair overall condition but with significant, persistent defects to windows and external door causing damp, mould and rot.
Evidence considered
- Tenant provided photographs and videos showing damp, mould and decay to windows/doors, relevant to condition but not to rent level comparables.
- Tenant referenced 'Intermediate Rent' and 'Social Rent' figures for similar flats, which the Tribunal held were not relevant to a market rent determination.
- Landlord referred to an internal 'beacon' market rent assessment but did not provide specific comparable evidence.
- Tribunal relied on its own general knowledge and expertise of market rent levels in the London Borough of Hackney.
Tenant submitted evidence: no. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal used its own knowledge of market rents in the London Borough of Hackney to assess the property, if fully fitted and in good condition, at £2,500 pcm. It then deducted £100 to reflect significant and persistent defects to windows and external doors causing damp, mould and rot, arriving at £2,400 pcm. Neither party supplied direct market rent comparables; the tenant's evidence on 'Intermediate Rent' schemes was disregarded as irrelevant to a market rent determination, and no hardship adjustment to the effective date was made.
Read the original decision (PDF, GOV.UK)
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