Flat 52 Guildford House, Tollgate Gardens, London, NW6 5FU
Condition: Modern purpose-built flat with some cosmetic issues (stained/damaged wooden flooring from prior tenants), otherwise in reasonable condition with underfloor heating and double glazing.
Evidence considered
- Tenant provided an online 'rent checker' calculation (not transaction-based) suggesting £2,150 pcm, given limited weight.
- Landlord provided a 'Rental Checker Evidence' report listing 27 one-bedroom comparables in the NW6 5 postcode let between £953 and £3,250 pcm, but without transaction dates or identification of which comparables supported the proposed rent, so given limited weight.
- Neither party provided detailed commentary on specific comparable transactions.
- Tribunal relied mainly on its own knowledge and expertise of local rental values, factoring in the building's concierge, communal gardens and gym, and cosmetic condition issues.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
Neither party supplied robust comparable transaction evidence: the tenant's submission was a generic online rent-checker figure and the landlord's report listed numerous comparables without dates or indication of relevance. The tribunal therefore relied substantially on its own expertise and knowledge of the local market, taking into account the modern block's amenities (concierge, communal gardens, gym) and some cosmetic flooring damage, to determine a rent between the current and proposed figures. The tenant's claim of undue hardship to delay the effective date was rejected due to lack of supporting financial evidence.
Read the original decision (PDF, GOV.UK)
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