26 Canavan Way, Salford, Manchester, M7 1AZ
Condition: Property shows general wear with marked/damaged walls, flooring issues, and unresolved maintenance problems including a non-functioning shower and drainage issues, plus broken garden fencing.
Evidence considered
- Landlord cited six comparable 3-bedroom properties to let within a mile of the subject property, ranging from £1,400 to £2,000 pcm, including one on the same estate by the same developer at £1,550 pcm - given significant weight.
- Tenant cited eight comparable 3-bedroom properties to let ranging from £1,075 to £1,250 pcm, but these were given less weight as they included different property types (terraced/end-of-terrace) and were generally further from the subject property.
- Tenant provided a dated inspection report rating the property's condition as 'red' (unsatisfactory), citing issues with kitchen flooring, bedroom carpets, wall cracking, and fencing - used to justify condition-based rent deductions.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the open market rent for a modernised, good-condition version of the property at £1,500 pcm, based on landlord comparables (six 3-bed properties let at £1,400–£2,000 pcm, including one on the same estate at £1,550 pcm) and the tenant's lower comparables (£1,075–£1,250 pcm, given less weight as further away and mixed property types). It then deducted £205 total for the property's general worn condition (£150), unresolved drainage/shower issues (£50), and broken garden fencing (£5), arriving at a determined rent of £1,295 pcm. The tenant's claim of undue hardship to delay the start date was rejected due to lack of supporting financial evidence, so the new rent took effect from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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