Unit 2 - B, 20A Cross Street, Sale, Manchester M33 7AE
Condition: Fully furnished double bedroom with ensuite in an HMO, with gas central heating and double glazing.
Evidence considered
- Tenant provided SpareRoom listings for furnished double rooms with bills included in and outside Sale, ranging £500-£700 pcm
- Tenant cited rents of other en-suite rooms within the same property (£675-£725 pcm), which the tribunal found to be the most persuasive comparables
- Landlord provided SpareRoom listings mostly for ensuite rooms with bills included, ranging £700-£799 pcm, but only one was actually in Sale
- Tribunal disregarded comparables not located in Sale as not suitably comparable
- Tribunal relied on its own expert knowledge of local rental values alongside the remaining evidence
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal disregarded comparables from both parties that were outside Sale as not suitably comparable. It gave significant weight to recent lettings of other en-suite rooms within the same HMO property (£675-£725 pcm), finding these the best available comparables, alongside its own expert knowledge of local rental values and the remaining Sale-based comparables. Balancing this evidence, it determined a market rent of £700 pcm, below the landlord's reduced proposal of £750, and delayed the effective date to 20 July 2026 due to tenant hardship.
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.