8 Merton Road, Seven Kings, Ilford, Essex IG3 8PB
LON/00BC/MNR/2025/0958 · Redbridge · decided 9 Feb 2026
old rules| Rent before the notice | £1,700 |
|---|---|
| Rent the landlord proposed | £2,800 |
| Rent the tribunal decided | £2,430 +42.9% on the rent before |
| New rent takes effect | 1 Oct 2025 |
| Date of the landlord's notice | 27 Aug 2025 |
| Rules | Old rules (notice dated before 1 May 2026): the tribunal could also set a rent higher than the landlord's figure. |
| Property | house, 5 bedrooms |
Rents per calendar month as the tribunal recorded them (weekly rents × 52 ÷ 12). Read from the PDF automatically.
From the tribunal's valuation
Having consideration of the extensive evidence provided by the parties and our own expert, general knowledge of rental values in the Seven Kings area, we consider that the open market rent for the property in good lettable condition with modern fittings and services would be £2,700 per month. … Next, the Tribunal needs to adjust that hypothetical rent of £2,700 per month to allow for the damp and mould, no white goods provided by the landlord and the compromised layout on the ground floor with the landlord retaining the front reception room. (studio flat). The Tribunal has considered very carefully the information provided by the tenant and the findings during the inspection. Using its own expertise, the Tribunal considers that a deduction of 10% should be applied in order to take account of the above matters. This provides a deduction of £270 per month from the hypothetical rent. This reduces the figure to £2,430 per month. … It should be noted that this figure cannot be a simple arithmetical calculation and is not based upon capital costs but is the Tribunal’s estimate of the amount by which the rent would need to be reduced to attract a tenant.
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.