192 Manchester Road East, Little Hulton M38 9LG
Condition: Two-storey mid-terraced house built around 1900 with a dated kitchen, some disrepair issues (fencing, kitchen floor tiles), though recent improvements included a new bathroom suite and doors.
Evidence considered
- Landlord submitted six comparable two-bedroom terraced houses marketed at £800-£995 pcm, but tribunal found those at £900+ had modern kitchens and carpets, making them not directly comparable
- Comparables were marketing (asking) rents, not achieved rents, reducing their weight
- Tenant cited an unverified claim that a neighbouring property let for £650 pcm but provided no supporting evidence
- Local Housing Allowance rate of £875 pcm for a 2-bed in the M postcode was held not to be evidence of market value
- Tribunal relied on its own expert knowledge to set a baseline rent of £850 pcm for the property in good, modernised condition, then made deductions for tenant-provided items, disrepair, and need for a new kitchen
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined a baseline market rent of £850 pcm for the property if modernised and in good order, based on its own expert knowledge of the local market, after discounting the landlord's comparables as asking (not achieved) rents for properties with superior modern kitchens and carpets. From this baseline, deductions totalling £140 were made for furnishings/improvements provided by the tenant (carpets, white goods, kitchen light), condition issues reducing value (fencing, floor tiles), and the need for a new kitchen, giving a determined rent of £710 pcm. The tribunal declined to postpone the effective date despite the tenant's hardship claims, as no supporting financial evidence was provided.
Read the original decision (PDF, GOV.UK)
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