246 Oxford Grove Bolton BL1 4JH
MAN/00BL/MNR/2026/0276 · Bolton · decided 2 Sep 2026
old rules| Rent before the notice | £750 |
|---|---|
| Rent the landlord proposed | £850 |
| Rent the tribunal decided | £750 +0.0% on the rent before |
| New rent takes effect | 15 May 2026 |
| Date of the landlord's notice | 13 Apr 2026 |
| Rules | Old rules (notice dated before 1 May 2026): the tribunal could also set a rent higher than the landlord's figure. |
| Property | house, 2 bedrooms |
Rents per calendar month as the tribunal recorded them (weekly rents × 52 ÷ 12). Read from the PDF automatically.
From the tribunal's valuation
Under section 14(1) of the Housing Act 1988 (as amended), the Tribunal is required to determine the rent at which the Property might reasonably be expected to let in the open market by a willing Landlord at the beginning of the new period specified in the Landlord’s notice. Relevant Tenant improvements or failure of the Tenant to comply with the terms of the tenancy are to be disregarded. Historic issues relating to the tenancy or the personal circumstances of the Landlord are not taken into account. The personal circumstances of the Tenant are only considered if an application for hardship has been made. … The Tribunal found that the Property is situated in a residential location. By reference to photographic evidence provided by the tenant we found that there are problems with the electricity sockets in the kitchen, causing use of trailed extension leads. There is evidence of mould to walls, and poor carpets. While the tenant complained of pest infestation to the kitchen and faulty heating / hot water systems, the Tribunal had no corroborating evidence. Using its own expertise and general knowledge of rental values in the area, the Tribunal considers that the market rent of the subject Property modernised and in good order would be in the order of £850.00 pcm. This is the rent we would expect the property to let for in the open market at the valuation date.
An extract. To keep people's names out, any sentence that might contain one is left out (marked …). The full reasons are in the original decision.
The original
Past decisions are not a prediction. Each tribunal decides on the evidence in front of it.