Apartment 4, 46 Moss Lane, Sale M33 5AR
Condition: Converted period building flat with modernised kitchen and two bathrooms, uPVC double glazing and gas central heating, floor coverings and cooker provided by landlord.
Evidence considered
- Tenant: two Rightmove asking-rent comparables for similar 2-bed flats in Sale (£1300 and £1400 pcm), plus a prior unimplemented agreed rent of £1400
- Landlord: six asking-rent comparables for 2-bed flats in Sale/Timperley ranging £1500-£1600 pcm, several marked 'let agreed' without confirmed achieved rent
- Tribunal placed weight on its own expert knowledge of local rental values alongside both sets of comparables
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined market rent using its own expert knowledge together with comparable evidence from both parties. It adopted a figure of £1450 pcm, reflecting a market rent for the property if modernised and in tenantable repair with white goods, floor coverings and curtains provided, sitting between the tenant's proposed £1400 and landlord's proposed £1600. No adjustments were made from this figure, and the tenants' request for a delayed start date due to hardship was refused for lack of supporting evidence.
Read the original decision (PDF, GOV.UK)
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