Flat 4b Jackson Moss, 149 - 151 Upper Chorlton Road, Manchester, M16 7SH
Condition: Modern, fully furnished mid-floor flat with gas central heating, double glazing and balcony, though the tenant noted some wear such as damaged beds, an unstable wardrobe and mouldy blinds.
Evidence considered
- Tenant's single Rightmove comparable at £1,200 pcm was given no weight as it was in a geographically distant area.
- Landlord's schedule of ten lettings within the same building was found very helpful.
- Rightmove Best Price Guide cross-referenced against the schedule, highlighting three similar three-bedroom apartments in the same block let at £1,450 pcm and one advertised at £1,425 pcm, which the tribunal relied on most heavily.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal disregarded the tenant's single comparable as geographically too distant to be of value. It gave significant weight to the landlord's schedule of ten lettings within the same building, cross-referenced with a Rightmove best price guide, which showed similar three-bedroom apartments in the same block letting at £1,425-£1,450 pcm. Using this evidence plus its own expert knowledge, the tribunal determined a market rent of £1,425 pcm reflecting the property's modernised, furnished condition, with no further adjustments needed as the property was let in comparable condition. The tenant's hardship application for a later start date was rejected as unsupported by evidence and inconsistent with her stated intention to purchase a property, so the new rent took effect from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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