Flat 5, Sheen Gardens House, Upper Richmond Road West, London, SW14 7PA
Condition: Dated kitchen and bathroom at succession (since improved by tenant), no central heating, inferior double glazing, and a disused outdoor decked area in disrepair.
Evidence considered
- Three agent rental valuations submitted by landlord ranging from £2,450 to £2,900 pcm
- Several available-to-let comparable properties cited by landlord at £2,500–£2,900 pcm
- A directly comparable 3-bedroom flat in the same block (with decked outside space) let at £2,750 pcm, given significant weight
- Tribunal's own inspection and expertise used to assess condition and apply deductions for specification and disrepair
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal set the market rent for a 3-bedroom succession maisonette by starting from an open-market rent of £2,750 pcm, based mainly on a directly comparable flat in the same block (which let at £2,750 pcm) and landlord agent valuations ranging £2,450–£2,900. It then applied deductions of 25% for poor specification (dated kitchen/bathroom at succession, lack of central heating, inferior double glazing), £100 for disrepair to the outside decking area, and a further 10% reflecting the tenant's internal decorating responsibilities and provision of own white goods/furnishings, producing £1,766.25 pcm. Because the tenant (a pensioner) successfully argued hardship, the increase was made effective only from the date of the tribunal's decision rather than the date specified in the landlord's original notice.
Read the original decision (PDF, GOV.UK)
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