Flat 8, Nico House, 8 Station Square, Gidea Park, Essex, RM2 6BY
Condition: The property had some unresolved disrepair issues including damp, mould, slow drainage, and lack of curtains, otherwise generally in reasonable condition with wear and tear.
Evidence considered
- Tenant relied on midpoint estimates from three online valuation tools (HOA.org.uk, OpenRent, OnTheMarket) ranging £1,259-£1,380 pcm, given some weight despite lacking specific comparable property details as it predated the valuation date.
- Tenant cited a two-bedroom flat at Cooper's Court, Kidman Close, Gidea Park at £1,450 pcm, which the tribunal gave weight to.
- Landlord cited three comparable two-bedroom lettings in the area (Station Road maisonette at £1,650 pcm with garden; Cooper's Court flat at £1,450 pcm; Tall Tree Court flat at £1,650 pcm with parking) available from July 2026.
- Tribunal also relied on its own general expert knowledge of local market rents.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal upheld the validity of the landlord's section 13 notice, finding the tenancy was a new tenancy so the first increase date could properly be the tenancy start date. Starting from a baseline market rent of £1,475 pcm for the property in good, modernised condition (derived from the parties' comparable evidence, particularly a two-bedroom flat at Cooper's Court, Kidman Close, which was given weight, and general expert knowledge), the tribunal deducted £25 pcm for the absence of curtains and a deteriorated blind, and £50 pcm for disrepair and wear and tear (damp, slow drainage, etc.), arriving at a determined market rent of £1,400 pcm. The tenants raised no undue hardship argument, so the new rent took effect from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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