Flat 4, 14 Melrose Avenue, Manchester, M33 3AZ
Condition: First-floor converted one-bedroom flat with single glazing causing damp/condensation, a dated gas boiler, and reported neglect in landlord maintenance and management of common areas.
Evidence considered
- Landlord provided links to 6 comparable 1-bedroom converted flats in the Sale area with rents ranging from £950-£1,200 pcm
- Four of these were closely comparable 'lets agreed' flats averaging £1,087.50 pcm, given significant weight
- Tenant submitted no comparable rental evidence
- Tribunal also relied on its own expert knowledge of local rental values
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the market rent of the flat, if modernised and in good order, would be £1,000 pcm based on landlord-provided comparables of similar one-bedroom converted flats (average £1,087.50 for closest comparables). It then deducted 10% for damp/condensation issues (caused partly by inadequate heating/ventilation), 5% for a dated heating system, and 5% for poor management/maintenance of common areas, arriving at £800 pcm. The tenant provided no comparable evidence and no evidence of undue hardship, so the new rent took effect from the date in the landlord's notice.
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.