Rent Increase Checker

23 Gabriel Close, Manchester M12 5XH

Part of itPre-Act rulesDecided 21 September 2026Case MAN/00BN/MNR/2026/0305
Rent before
£1,213
a month
Matched in the decision text
Landlord asked for
£1,456
+20.0% on the rent before
Matched in the decision text
Tribunal set
£1,450
+£237 a month (+19.5%)
Matched in the decision text

BackdatedThe new rent took effect from 1 June 2026, before the decision was made. Backdating was allowed under the pre-Act rules.

In short

The landlord, Places for People Homes Limited, proposed a rent of £1456.00 per calendar month for a three-bedroom house in M12. The tribunal determined a market rent of £1450.00 per calendar month from 1 June 2026, relying on its own expertise and both parties' advertised rents, which it gave reduced weight because they were asking rents rather than achieved rents. The tenant's request for a later start on hardship grounds was not proven, so the landlord's start date stands.

What decided it:Comparables rejectedHardship

Both sides gave the tribunal comparable lettings.

Summary written by an AI model from the published decision and checked automatically for names and figures. How

Also in the decision

  • The panel relied on its own knowledge of local rents
  • The tenant applied for a later start on hardship grounds
Read the decision on GOV.UKDownload the PDF
Where the figures came from
Rent before
“…t takes effect 01 June 2026 REASONS FOR THE DECISION Background 1. On 23 March 2026, the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1456.00 per calendar month(pcm) in place of the existing rent of £1213.00 pcm to take effect from 01 June 2026. 2. On 25 May 2026, under Section 13(4)(a) of the Housing Act 1988, the Tenant referred the Landlord's notice proposing a new rent to the Tri…”
Asked for
“…Determined £1450.00 per calendar month Date the new rent takes effect 01 June 2026 REASONS FOR THE DECISION Background 1. On 23 March 2026, the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1456.00 per calendar month(pcm) in place of the existing rent of £1213.00 pcm to take effect from 01 June 2026. 2. On 25 May 2026, under Section 13(4)(a) of the Housing Act 1988, the Tenant referr…”
Tribunal set
“…CPS Date of Application 25 May 2026 Type of Application Determination of a Market Rent sections 13 & 14 of the Housing Act 1988 Tribunal Members Mr N Swain MRICS - Chair Ms J Chisholm Date of Decision 21 September 2026 Rent Determined £1450.00 per calendar month Date the new rent takes effect 01 June 2026 REASONS FOR THE DECISION Background 1. On 23 March 2026, the Landlord served a notice under Section 13(2) of the Housing Act 1988 wh…”

Other decisions in M12

All of M12
  1. 27 Donnison Street, Manchester, Greater Manchester, M12 5FR
    Full increase, 2-bed house, 17 Jun 2026, pre-Act rules
    Was £860, asked £1,032
    £1,032
  2. 26 Totland Close, Manchester, M12 5RY
    Rent cut, 2-bed flat, 5 May 2026, pre-Act rules
    Was £950, asked £1,075
    £850
  3. 22 Farrant Road, Longsight, Manchester M12 4PD
    3-bed house, 7 Jul 2025, pre-Act rules
    £975
  4. 17 Ringwood Avenue, Longsight, Manchester M12 5TP
    3-bed house, 4 Apr 2025, pre-Act rules
    £960
  5. 25 Linwood Grove, Manchester, M12 4QH
    2-bed house, 1 Apr 2025, pre-Act rules
    £880
  6. 36 Kirkmanshulme Lane, Longsight, Manchester, M12 4WA
    Rent cut, 3-bed house, 24 Feb 2025, pre-Act rules
    Was £1,250, asked £1,350
    £710