48 Martingale Court, Cheetham Hill, Manchester, M8 0AR
Condition: Third-floor unfurnished flat with reported issues including damp in the bathroom and holes in the flooring, no lift access.
Evidence considered
- Landlord's written comparables ranging £925-£1350 pcm, given limited weight as it was unclear if they had actually let
- A currently advertised comparable in the same building at £1110 pcm, treated as most relevant and adjusted downward for building quality, floor level and decorative/specification differences
- Tenant's unsupported oral claims that neighbouring units let for £600-£700 pcm, rejected as unreliable due to lack of documentary or witness evidence
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal used a landlord-cited currently-advertised comparable in the same building (Martingale Court) at £1,110 pcm as the most relevant evidence, adjusting down by £50 pcm for the comparable's more appealing building design and lower floor (no lift) to reach £1,050 pcm market rent, then deducting a further £150 pcm to reflect the subject property's inferior decorative order and specification, giving £900 pcm. The tenant's assertions that neighbouring tenants paid much less (£600-£700) were rejected as unreliable since unsupported by documentary or witness evidence.
Read the original decision (PDF, GOV.UK)
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