240 Woodlands Road, Cheetham Hill, Manchester M8 0QJ
Condition: Brick-built 1930s/40s semi-detached house in poor condition with damp, blown double glazing, defective heating and decoration, and an outstanding council Improvement Notice at the effective date.
Evidence considered
- Landlord's Rightmove comparables showing rents £1350-£1850, given limited weight due to lack of detail and wide geographic spread
- Two letting agent valuations (£1500 and £1350) discounted as neither agent appeared to have inspected internally
- Tenant evidence of neighbouring rents (£950 and £1000) for properties in good condition, considered alongside
- A directly comparable property a few doors away advertised to let at £1300 (reduced from £1390), treated as the best comparator and used as the starting point
- Council Improvement Notice dated 24 December 2024 and tribunal inspection findings used to support condition-based deductions
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal started from £1300 pcm, based on a similar nearby property on the same road advertised to let, as the landlord's wider Rightmove comparables and agent valuations lacked detail and internal inspection. It then applied a 25% total deduction (10% for damp/disrepair and blown windows, 10% for required improvements including new kitchen and lack of shower, 5% for poor condition at the effective date prior to remedial works, and 5% for very poor decoration quality), giving a determined open market rent of £910 pcm, effective from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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