Apartment 27, Empyrean Block 6, 11 Clarence Street, Salford, M7 1BU
Condition: Modern first floor flat with full range of white goods, electric heating, double glazing, and private balcony.
Evidence considered
- Tenant cited ONS data suggesting average market rent for this property type in Salford of £883 pcm, and property portal listings ranging £800-£1100 pcm, but provided no specific comparables.
- Landlord provided five comparable rents from identical-style units in the same development (Blocks 2, 5 and 6) ranging from £1185 to £1375 pcm, but these were given limited weight due to lack of detail (unclear if new lettings or rent reviews).
- Landlord also provided on-market property listings in the area ranging from £1170 to £1500 pcm.
- Tribunal relied primarily on its own expertise and general knowledge of local rental values, giving only limited weight to the landlord's comparables.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the landlord's comparable evidence of limited use due to insufficient detail about whether the figures related to new lettings or rent reviews. Relying mainly on its own expertise and general knowledge of local rental values, with limited reliance on the landlord's comparables, the tribunal determined a market rent of £990 pcm, lower than the landlord's proposed £1130 pcm. The tribunal also found that the tenant would not suffer undue hardship from the increase taking effect immediately, so no later start date was fixed.
Read the original decision (PDF, GOV.UK)
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