Flat 3 1 Croft Street, Clayton, Manchester M11 4RQ
Condition: Basement flat with very low ceilings, virtually no natural light/ventilation, subject to a Suspended Prohibition Order, with damp in the bathroom and vermin infestation.
Evidence considered
- Landlord cited an agreed (but not implemented) increase to £825 for an upstairs flat in the same building, found to have better natural light via two windows, though smaller and of similar fittings.
- Tenant cited three one-bedroom flats in the M11 area let at around £700 pcm, but these were considered to have little detail and likely smaller/lower spec.
- A comparator flat in the same building (Flat 2) renting at £650 from August 2023 was also noted.
- A Suspended Prohibition Order (for lack of natural light) on the property was treated as a significant factor reducing achievable open market rent.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal kept the rent unchanged at £650 pcm, the same as the passing rent, rather than increasing it as proposed by the landlord. Although the flat was larger and better specced than a comparable upstairs flat let at £825, the property suffered from a Suspended Prohibition Order (due to lack of natural light/ventilation), very low ceilings, damp and vermin infestation, all of which substantially depressed its open market value. The tribunal considered but rejected reducing the rent below £650, finding there would still be rental demand given the local market despite these defects.
Read the original decision (PDF, GOV.UK)
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