Flat 4, Greystoke Court, Hanger Lane W5 1EN
Condition: Ground floor flat in dated but lived-in condition, with some mould in bedrooms, kitchen and bathroom sealant, outdated but functional kitchen, and affected by extensive ongoing external building works (additional storeys being added, scaffolding, noise and reduced parking).
Evidence considered
- Landlord submitted comparables of two-bedroom flats in the vicinity ranging from £1750-£2500 pcm, with two key comparables in the same development at £2000 pcm (preferred by the tribunal as more relevant, though not ground floor)
- Tenant submitted comparables ranging from £1450-£1750 pcm drawn from a three-mile radius search, given less weight as more distant from the property
- Tribunal applied a floor-level adjustment to the £2000 pcm comparables to account for the subject being ground floor
- 15% deduction applied for impact of ongoing major building works (extra storeys being added, scaffolding, noise, reduced parking) and slightly aged interior condition
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal preferred the landlord's comparables as they were in the same development, adjusting the £2000 pcm comparable figure (from flats on floors above ground) to £1900 pcm to reflect this being a ground floor flat, with no further adjustment for mould risk (common to the whole development). A 15% deduction (£285) was then applied to reflect the significant impact of ongoing extensive building works (extra storeys being added, scaffolding, noise, reduced parking) and the slightly aged interior condition, producing a determined rent of £1615 pcm.
Read the original decision (PDF, GOV.UK)
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