35 Devell House, 11 Rusholme Place, Manchester, Greater Manchester, M14 5TG
Condition: Fully furnished, modern flat finished to a good standard with electric radiator heating and double glazing; tenant noted no repairs/improvements during the tenancy and building security issues.
Evidence considered
- Tenant submitted two two-bedroom flats in the same building advertised at £1,275 and £1,300 pcm, considered useful despite being larger units
- Tenant cited an average of £1,000 pcm for one-bedroom flats in the area from Rightmove listings
- Landlord submitted no comparable evidence
- Tribunal relied on its own expert knowledge of local rental values
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The landlord sought to raise the rent from £1,050 to £1,300 pcm but the tenants had vacated before the notice took effect and the landlord submitted no comparables. The tenant provided two two-bedroom flats in the same building advertised at £1,275 and £1,300 pcm, which the Tribunal found useful despite not being one-bedroom units. Relying on its own expert knowledge of local rental values and these comparables, adjusted for the subject's smaller size, the Tribunal determined a market rent of £1,100 pcm, with no further adjustments as the property was fully furnished and in good condition similar to the comparables.
Read the original decision (PDF, GOV.UK)
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