43 Co-Operative Road, Middleton, M24 2YU
Condition: Modern mid-terrace house in good general condition, with a disputed garden drainage issue the tribunal considered seasonal and not significant enough to affect rent.
Evidence considered
- Landlord provided seven comparable three-bedroom lettings (semi-detached, end-terrace, mid-terrace, detached) in the same locality, rents agreed Feb-Apr 2026 ranging £1,375-£1,435 pcm, given significant weight.
- Best comparable was another 'Ellesmere' design unit let at £1,435 pcm with an additional en-suite bathroom.
- Tenant's submitted images were found to depict garden drainage issues rather than comparable rental evidence and were given no weight on valuation.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the tenant's drainage complaint and submitted images did not amount to comparable rental evidence and did not warrant a reduction, treating the garden issue as a seasonal condition rather than a structural defect. It preferred the landlord's seven comparable three-bedroom lettings (£1,375-£1,435 pcm), finding the evidence supported a market rent of £1,375 pcm after adjusting for differences such as en-suite facilities and detachment. As the landlord's proposed rent of £1,340 pcm was lower than this open-market figure, the tribunal determined the rent at the proposed £1,340 pcm, with no undue hardship found to justify delaying the effective date.
Read the original decision (PDF, GOV.UK)
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