Flat 6, 87 London Street, Reading, RG1 4QA
Condition: A furnished top-floor one-bedroom flat in a period conversion, with disputed issues including a non-functional dishwasher, worn window frames, and restricted parking.
Evidence considered
- Six actual agreed rents for other flats in the same building (87 London Street), ranging from £1,200 to £1,525 pcm, given significant weight, particularly Flat 2 at £1,200 pcm (same size, directly below subject flat)
- Tenant's three external comparables (£950-£1,250 pcm for one/two-bed flats in Reading) considered but given less weight than the in-building evidence
- Floor plan evidence on flat sizes within the building used to assess comparability
- Tribunal's own expert knowledge of local rental market
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined the market rent primarily by reference to Flat 2 in the same building, which let on the open market at £1,200 pcm and was found to be the same size, layout and locational characteristics as the subject flat. It declined to make adjustments for condition, EPC rating, heating, furniture, the disputed dishwasher, or parking, finding these were already reflected in the rents achieved by comparable flats within the building. The resulting market rent of £1,200 pcm was below the landlord's proposed £1,250 pcm but above the tenant's proposed £1,180 pcm.
Read the original decision (PDF, GOV.UK)
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