Ground floor flat, 46a Danvers Road, London, N8 7HH
Condition: Converted ground floor flat with rising damp in the hallway, moth-damaged living room carpet, deteriorating bedroom decoration, and partly single-glazed windows.
Evidence considered
- Landlord submitted five market-let two-bedroom comparables (£400-£519 per week) in converted houses in the local area, but none matched the subject's one-bedroom configuration and no size/layout details were given, limiting their weight.
- Tenant submitted no comparable evidence but challenged the relevance of the landlord's two-bedroom comparables.
- Tribunal relied substantially on its own expert knowledge of local rental values alongside the landlord's comparables to set a baseline rent, then applied deductions for condition and tenant-provided items.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal, drawing on its own expertise and the landlord's (imperfect) two-bedroom comparables, assessed a baseline market rent of £425 per week for the property if in good condition with full landlord-provided fittings. It then deducted amounts for the tenant's provision of white goods and some window coverings, disrepair (damp, carpet, decoration), and single glazing in the bedroom, totalling £42.50 per week, arriving at a determined rent of £382.50 per week (converted to approximately £1,657.50 pcm using weekly x 52/12).
Read the original decision (PDF, GOV.UK)
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