31 Bardsley Street, Manchester, M40 1PB
Condition: Poorly maintained mid-terrace house with rodent infestation, threadbare/dangerous carpets, defective plasterwork, dated kitchen and bathroom fittings, loose flooring and a leaking soil stack.
Evidence considered
- Landlord submitted comparable advertised rent of £875 pcm for a property on Droylsden Road, M40, plus reference to other similar properties advertised at £875 pcm
- Tribunal treated £875 as the achievable rent for a comparable property in good, lettable condition
- A discount of approximately £275 was applied from that comparable to reflect the subject property's poor condition and disrepair
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the property, though a reasonably sized two-bedroom terrace, suffered significant disrepair including rodent infestation, threadbare and dangerous carpets, defective plasterwork, dated kitchen and bathroom fittings, a missing window handle and loose flooring, plus a leaking soil stack. Using landlord-supplied comparable evidence of similar well-maintained properties letting at £875 pcm, the tribunal applied a discount of about £275 to reflect landlord neglect and poor condition, arriving at a market rent equal to the existing passing rent of £600 pcm. As this did not increase the rent, the new rent took effect immediately (date of decision) due to tenant hardship rather than after the usual delay.
Read the original decision (PDF, GOV.UK)
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