Market rent determined at £2,100 per month after condition deduction

PCM means per calendar month. Non-monthly rents are converted to monthly equivalents for comparison. The assessed market rent can exceed the landlord’s proposal. New Rent is the payable amount after any statutory cap. A strike-out is not a rent determination; a new rent shown for a struck-out case is the rent the parties agreed, not a figure set by the tribunal.

Landlord’s position and arguments

The landlord relied on local letting agents' advice and a Rightmove Best Price Guide showing similar properties within a half mile radius advertised at £2,200 per month, and argued the property was in good lettable condition and well located for Abbey Wood station. The landlord said the possession matter had been cancelled and resolved.

Tenant’s position and arguments

The tenant argued the proposed rent should remain at £1,900 per calendar month, citing previous repossession proceedings affecting security, a defective flat roof causing severe leaks and internal damage to decorations, and a washing machine that had since been replaced. The tenant also produced details of four comparable properties ranging from £2,000 to £2,100 per calendar month and requested a later start on hardship grounds.

Tribunal reasoning and decision

The tribunal considered the papers without a hearing. Applying section 14 of the Housing Act 1988, it assessed the market rent of the property in good condition at £2,200 per month and deducted £100 for damp and mould caused by the leaking flat roof, determining a market rent of £2,100 per calendar month with effect from 27 October 2026, the start of the first rent period after the decision. The tenant's request for a later start on hardship grounds was refused for insufficient evidence. The tribunal noted the parties' comparable evidence consisted of advertised asking rents, which are helpful for market tone but not conclusive.

Original sources

• Read the decision on GOV.UK
• Tribunal document 1 (PDF)