39 Burnage Lane, Manchester, M19 2HZ
Condition: Unmodernised property with peeling paint, leak damage, mould to first floor ceilings, and an out-of-service shower.
Evidence considered
- Landlord submitted five comparables ranging £1,200-£1,750 pcm for 2-4 bed properties in the area
- Tribunal gave most weight to two 3-bed semi-detached comparables at £1,400 pcm each, as most similar to the subject property
- Tenant asserted the proposed rent was above market level but provided no comparable evidence
- Tribunal also relied on its own knowledge and inspection findings
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal started from a market rent of £1,400 pcm based on the landlord's comparable evidence (giving most weight to two similar 3-bed semi-detached properties) and its own expert knowledge, representing the rent if the property were modernised and in good condition. It then deducted £100 pcm in total to reflect the property's unmodernised condition and specific defects found on inspection (peeling paint, leak and mould damage, and a non-functioning shower), arriving at a determined rent of £1,300 pcm, which matched the landlord's originally proposed rent.
Read the original decision (PDF, GOV.UK)
Want the evidence, not just the decision?
Around half of the decisions in this database cite a problem with the evidence submitted — comparable tribunal outcomes are usually what decides these cases, for both sides. We're testing a paid evidence pack and a guided walkthrough of the application, built from this database.
Landlord evidence pack — from £15
Nearby tribunal outcomes, a rent level likely to survive a challenge, and an evidence pack in the format the tribunal expects — timed for when you serve a section 13 notice.
Register interest in the landlord packTenant pack — from £19
Whether challenging your rent increase is worth it, plus the comparable decisions to include with your MR1 application to the tribunal.
Register interest in the tenant packNot built yet — register your interest by email and we'll let you know when it's ready. This isn't legal advice; see the law and free advice options.