94 Sandal Street Manchester M40 7EW
Condition: Modern semi-detached house on a private estate with three bathrooms and a rear extension, assumed gas central heating and double glazing.
Evidence considered
- Tenant cited a four-bedroom end-terraced house on Daisy Bank, Manchester at £1,500 pcm, but it had only two bathrooms and was considered an older, ex-local authority property
- Tenant cited a four-bedroom property on Lightbowne Road at £1,375 pcm, also with two bathrooms and lower specification
- Landlord submitted general evidence that similar properties in the area were advertised at similar or higher rents, and relied on the tribunal's own knowledge of the local market
- Tribunal relied primarily on its own expert knowledge of rental values and the landlord's evidence given the differences in condition/specification between the tenant's comparables and the subject property
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the tenant's comparables were inferior (older, ex-local authority, two bathrooms) compared to the subject's three bathrooms, modern private-estate setting and rear extension, so gave them limited weight. Relying instead on its own expert knowledge of local rental values and the landlord's evidence, it determined a market rent of £2,000 pcm, matching the landlord's proposed figure. The tenant's financial hardship and health evidence persuaded the tribunal to delay the start date of the increase from 1 June 2026 to the date of decision, 16 July 2026, rather than affecting the rent amount itself.
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.