Ground Floor Flat, 154 Warwick Road, London W14 8PS
Condition: Ground floor flat with double glazing, central heating and laminate flooring throughout, but with dated/damaged laminate flooring and an older-style kitchen.
Evidence considered
- Landlord provided two agency valuations (£2,750 and £2,900 pcm) which the tribunal disregarded as unsupported asking-price estimates
- Tenant provided comparable asking rents of £1,550–£2,275 pcm, given no weight as unsupported and lacking a private garden feature
- Tribunal relied mainly on its own inspection and expert knowledge of local rental values
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal started from an estimated market rent of £2,100 pcm for the property modernised and in good order, based on its own expert knowledge of the West Kensington area and the landlord's comparables (though it gave these no weight as unsupported asking prices). It then deducted 10% for dated/damaged laminate flooring and an older-style kitchen, arriving at £1,890 pcm. The tenant's claimed repair works and comparables, and the landlord's allegations of unlawful subletting, were disregarded as outside the tribunal's jurisdiction or unsupported by evidence.
Read the original decision (PDF, GOV.UK)
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