Apartment 120, Merlin House, 278 Fog Lane, Manchester, M19 1UD
MAN/00BN/MNR/2026/0324 · Manchester · decided 28 Aug 2026
old rules| Rent before the notice | £850 |
|---|---|
| Rent the landlord proposed | £1,000 |
| Rent the tribunal decided | £950 +11.8% on the rent before |
| New rent takes effect | 1 Jun 2026 |
| Date of the landlord's notice | 30 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 | flat, 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
The Tribunal found the Landlord's comparable evidence of assistance in identifying the general level of rents being achieved for modern apartments in the area. Nevertheless, a number of the comparables at the upper end of the rental range were of a superior specification to the Property, having either two bathrooms or en-suite facilities in addition to a main bathroom. As the Property comprises a two-bedroom flat with a single bathroom and no en-suite accommodation, the Tribunal does not consider that those higher-value comparables can be adopted without adjustment. The Tribunal has therefore treated them as indicative of the upper end of the market rather than as direct comparables to the Property. … Relying on its own expert, general knowledge of rental values in the area, and the comparables 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 £1,000.00 pcm. This is the rent the Tribunal would expect the Property to let for in the open market at the valuation date and if it was in the same general condition as the comparable properties. … The Tribunal is satisfied, however, that at the valuation date there remained outstanding issues relating to the unfinished bathroom works and defects to the flooring which adversely affected the condition and amenity of the Property. …
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.