Ground Floor Flat, 18 Pattinson Road, London NW2 2HH
Condition: Converted ground floor flat with tenant-made improvements, assessed hypothetically as if part of a two-flat conversion with private rear garden.
Evidence considered
- Tenant provided comparable rental evidence of a single property in the area
- Tribunal relied on its own expert knowledge of rental values in the Cricklewood area and inspection findings (assisted by Rightmove and Google Maps)
- A 25% deduction (£450) was applied to the open market rent of £1,800 pcm to reflect significant improvements made by the tenant during his occupation
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal first assessed a hypothetical open market rent of £1,800 pcm for the flat in good condition with modern fittings, based on its own expert knowledge of the Cricklewood area and an inspection, since the property had been converted from two flats into a single house by the tenant. It then applied a 25% (£450) deduction to reflect significant improvements made by the tenant over his long occupation, arriving at £1,350 pcm. The tenant's request to defer the increase date on hardship grounds under s14(7) was rejected due to insufficient evidence, 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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