1 Leaveland Close, Beckenham, BR3 3PL
LON/00AF/MNR/2023/0120 · Bromley · decided 4 Aug 2023
old rules| Rent before the notice | £1,395 |
|---|---|
| Rent the landlord proposed | £2,090 |
| Rent the tribunal decided | £1,620 +16.1% on the rent before |
| New rent takes effect | 2 May 2023 |
| Date of the landlord's notice | 10 Mar 2023 |
| Rules | Old rules (notice dated before 1 May 2026): the tribunal could also set a rent higher than the landlord's figure. |
| Property | house, 2 bedrooms |
Rents per calendar month as the tribunal recorded them (weekly rents × 52 ÷ 12). Read from the PDF automatically.
From the tribunal's valuation
The Tribunal firstly assessed the rental value of the property had it been in good condition when the section 13 notice was served. The condition of the property when let in 2017 is not relevant to this. The Tribunal was not persuaded that three-bedroom comparables were particularly relevant, nor older houses which generally have two reception rooms. It also placed less weight on flats as they are not directly comparable. … However, the property is not in that condition. There is clear evidence from the tenant’s photographs of serious mould to the bedroom ceilings, damage the fitted kitchen units, staining to the kitchen ceiling and mould around window frames. The tenants have given a plausible explanation for the cause of this damage arising from water leakage. They also state that they have taken reasonable steps to avoid excess condensation in the property. The Tribunal prefers these explanations to those of the respondent. Accordingly, the Tribunal is required to make a deduction to reflect the impact on market value of these disrepairs. The Tribunal assessed this adjustment as 12.5% or £231.25 per month which would give an adjusted market rent of £1,618.75 per month. This the Tribunal rounded to £1,620 per month. The Tribunal found that this increased rent became payable from 2 May 2023 being the date specified in section 13 notice.
An extract. To keep people's names out, any sentence that might contain one is left out (marked …). The full reasons are in the original decision.
The original
Past decisions are not a prediction. Each tribunal decides on the evidence in front of it.