144 Delaney Heights, Cannon Street, Salford M3 6FE
Condition: Kitchen and bathroom modernised and in good condition at the start of the tenancy, with no disrepair issues raised.
Evidence considered
- Neither tenant nor landlord submitted open market rent comparables
- Tenant cited a similar ground-floor flat in the same building advertised at £152.82 pw, but Tribunal/landlord treated new-letting advertised rents as not directly comparable to regulated existing tenancies
- Landlord cited Local Housing Allowance for a one-bedroom property in Central Greater Manchester (£178.36 pw)
- Tribunal relied on its own expert knowledge of open market rental values in the area, assessing market rent at £250-£255 pw excluding luxury building features
Tenant submitted evidence: no. Landlord submitted evidence: no.
Tribunal's reasoning
The rent was capped at the landlord's proposed figure under the Affordable Rent regime (CPI+1%), since the Tribunal's own assessment of open market rent (£250-£255 pw) was higher than the proposed rent; by statute the Tribunal cannot determine a rent higher than that proposed in the landlord's notice. No comparables were submitted by either party; the Tribunal relied on its own knowledge of local market rents. The effective date was deferred to 6 September 2026 (the decision date) rather than the original 6 April 2026 to mitigate potential hardship linked to Universal Credit transitional protection, since local housing allowance exceeded the proposed rent.
Read the original decision (PDF, GOV.UK)
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