21 Oak Lane, Whitefield, Manchester, M45 8FT
MAN/00BM/MNR/2026/0091 · Bury · decided 5 Oct 2026
old rules| Rent before the notice | £800 |
|---|---|
| Rent the landlord proposed | £1,200 |
| Rent the tribunal decided | £900 +12.5% on the rent before |
| New rent takes effect | 1 Mar 2026 |
| Date of the landlord's notice | 20 Jan 2026 |
| Rules | Old rules (notice served before 1 May 2026): the tribunal could also set a rent higher than the landlord's figure. |
| Property | house, 3 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. … Relying on its own expertise and general knowledge of rental values in the area, the written and oral submissions by the parties and the rental evidence provided by the Landlord, the Tribunal considers that the market rent of the subject Property modernised and in good order would be in the order of £1,2o0.00 pcm. A rent of £1,2o0 pcm is the rent we would expect the property to let for in the open market in good condition at the valuation date. … From this level of rent, the Tribunal has made adjustments in relation to the following: (a) The condition of the Property. … The Tribunal also noted during the Property inspection the unfinished works to the ground floor shower room and w/c which were started in 2025. This room is not operational with loose hanging electric wires. …
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
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