Room 8, 20 Pine Road, Manchester, M20 6UZ
MAN/00BN/MNR/2026/0105 · Manchester · decided 9 Jul 2026
old rulesroom in shared housebills included| Rent before the notice | £525 |
|---|---|
| Rent the landlord proposed | £750 |
| Rent the tribunal decided | £525 +0.0% on the rent before |
| New rent takes effect | 11 Mar 2026 |
| Date of the landlord's notice | 19 Jan 2026 |
| Rules | Old rules (notice dated before 1 May 2026): the tribunal could also set a rent higher than the landlord's figure. |
| Property | room |
Rents per calendar month as the tribunal recorded them (weekly rents × 52 ÷ 12). Read from the PDF automatically.
From the tribunal's valuation
The Tribunal role is to determine the Market Rent of the property on the date at which the notice is to take effect, that is the 11 March 2026. This is done by reference to the condition of the property at that date and the comparable evidence of other lettings around that date. … The Tribunal finds that on 11 March, the property was in the state of disrepair depicted in the Tenant’s evidence and that the works, set out in the Landlord’s response, had not at that stage been undertaken. … The reason for this is twofold. Firstly, the Tenant’s application made on 7 March 2026, the Tribunal therefore finds that these would likely have been taken around that date. … Overall 20 Pine Road can be characterised as a poor quality unmodernised HMO within a converted dwelling house which means you typically expect to see toward the lower end of the market. … The lack of detailed provided by Landlord’s in relation to comparable evidence of the lettings from 2024 is problematic in terms of Tribunal’s understanding how comparable these are. The Landlord fails to provide further details of the letting, for example a copy of the marketing photographs, where the properties were marketed for how long, and a copy of the tenancy agreements detailing the rent and terms. …
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.