Rent Increase Checker

26 Totland Close, Manchester, M12 5RY

Rent cutPre-Act rulesDecided 5 May 2026Case MAN/00BN/MNR/2026/0074
Rent before
£950
a month
Matched in the decision text
Landlord asked for
£1,075
+13.2% on the rent before
Matched in the decision text
Tribunal set
£850
−£100 a month (-10.5%)
Matched in the decision text

BackdatedThe new rent took effect from 24 February 2026, before the decision was made. Backdating was allowed under the pre-Act rules.

In short

The landlord proposed a rent of £1075 a month, up from £950 a month, for a two-bedroom unfurnished flat in M12. The tribunal determined a market rent of £850 a month, effective from 24 February 2026, after valuing the flat at £950 a month and deducting £100 for its condition, including electrical issues, damp and unmodernised fittings. The tribunal treated the landlord's advertised £1200 comparable as overpriced and gave weight to the tenant's comparable of £795 a month.

What decided it:Property conditionComparables rejectedAsking prices discounted

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 rent was reduced for the property's condition
Read the decision on GOV.UKDownload the PDF
Where the figures came from
Rent before
“…t takes effect 24 February 2026 REASONS FOR THE DECISION Background On 15 January 2026, the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1075 per calendar month(pcm) in place of the existing rent of £950.00 pcm to take effect from 24 February 2026. On 22 February 2026, under Section 13(4)(a) of the Housing Act 1988, the Tenant referred the Landlord's notice proposing a new rent to th…”
Asked for
“…Rent Determined £ per calendar month Date the new rent takes effect 24 February 2026 REASONS FOR THE DECISION Background On 15 January 2026, the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1075 per calendar month(pcm) in place of the existing rent of £950.00 pcm to take effect from 24 February 2026. On 22 February 2026, under Section 13(4)(a) of the Housing Act 1988, the Tenant refe…”
Tribunal set
“…24 February 2026. On the basis of the evidence supplied by the Tenant, the Tribunal considers that for the increase to take effect from the date in the Landlord's Notice is appropriate. Decision Therefore, the Tribunal determines the market rent at £850.00 per calendar month with effect from 24 February 2026. APPEAL PROVISIONS If either party is dissatisfied with this decision, they may apply for permission to appeal to the Upper Tribu…”

Other decisions in M12

All of M12
  1. 23 Gabriel Close, Manchester M12 5XH
    Part of it, 3-bed house, 21 Sept 2026, pre-Act rules
    Was £1,213, asked £1,456
    £1,450
  2. 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
  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