Flat 6, 80 Heath Park Road, Romford, Essex, RM2 5XA
Condition: Modern converted flat with cracks, worn flooring, mould and peeling paint in the bathroom, reflecting a general lack of maintenance.
Evidence considered
- Tenant provided internet screenshots of comparable 2-bed purpose-built flats ranging £1,425–£1,500 pcm
- Landlord provided internet screenshots of comparable 2-bed flats (mostly modern purpose-built, one converted 1930s house) ranging £1,650–£1,800 pcm
- Tribunal relied on its own knowledge and experience of the Romford rental market alongside the inspection findings
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal considered comparable evidence from both parties (tenant's at £1,425–£1,500 pcm for modern purpose-built two-bed flats; landlord's at £1,650–£1,800 pcm for similar flats) and inspected the property, finding cracks, worn flooring, mould and peeling paint indicating a need for redecoration which would reduce rental value. Balancing the two ranges and the condition issues against the property's good size and amenities, the tribunal determined a market rent between the two comparable ranges. Hardship was raised by the tenant but no financial evidence was produced, so no allowance was made and the increase took effect from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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