Flat 42 Ziggurat House 24 Grosvenor Road St Albans AL1 4UE
Condition: Studio flat with non-functioning underfloor heating and washer/dryer due to low water pressure, no outside drying space, otherwise fitted kitchen and good natural light.
Evidence considered
- Tenant's research into local lettings market showing studios let from £850 to £1200 pcm, some including parking
- Tenant cited one-bedroom flats available at £1400 pcm including parking
- Tribunal relied on its own general knowledge of rental values in St Albans alongside tenant's evidence
- Landlord submitted no comparable evidence or representations
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal assessed the open market rent for the studio in good tenantable condition at £1,200 pcm based on the tenant's comparable evidence and its own expert knowledge of the St Albans rental market, as the landlord made no submissions. It then reduced this to £1,100 pcm to reflect defects including non-working underfloor heating, a washer/dryer that could not function due to low water pressure, and the absence of outdoor drying space.
Read the original decision (PDF, GOV.UK)
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