Room 5, 26 Milton Grove, Manchester M16 0BP
Condition: Second floor double bedroom in an early 20th century terrace HMO with some minor maintenance issues (damp in separate toilet, broken/clashing bathroom tiles) considered of low significance.
Evidence considered
- Tenant provided six comparable room/flat shares in the local area ranging from £350-£475 pcm, with most plus share of bills, considered relevant by the Tribunal
- Landlord submitted no evidence or correspondence
- Tribunal also relied on its own expert knowledge of local rental values, assessing the general range for a room in a house share at £400-£450 pcm
- Room's larger-than-average size (approx. 3.5m x 4.5m) placed it at the top of that range
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The Tribunal found the landlord's notice validly served despite the tenant's claim it was motivated by eviction intent, as validity relates only to statutory compliance. Using its own expert knowledge of the local market and the tenant's six comparable room-share listings (£350-£475 pcm), it placed the general market range for a room in a house share at £400-£450 pcm. Given the room's above-average size, it set the market rent at the top of that range, £450 pcm, unchanged from the existing rent, meaning the proposed £2000 pcm increase was not accepted and the question of undue hardship did not arise.
Read the original decision (PDF, GOV.UK)
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