28 Goodby Road, Birmingham, West Midlands, B13 8NJ
Part of itPre-Act rulesDecided 3 August 2026Case BIR/00CN/MNR/2026/0154
Rent before
£1,495
a month
Matched in the decision textLandlord asked for
£1,560
+4.3% on the rent before
Matched in the decision textTribunal set
£1,550
+£55 a month (+3.7%)
Matched in the decision textBackdatedThe new rent took effect from 29 May 2026, before the decision was made. Backdating was allowed under the pre-Act rules.
In short
The landlord, a company, proposed raising the rent from £1,495 a month to £1,560 a month for a four-bedroom house in B13. The tribunal determined a rent of £1,550 a month, effective from 29 May 2026. It reduced its starting market figure to reflect the lack of modernisation, missing white goods and floor coverings, and external decoration by the landlord, and noted the property was larger than the tenant's comparable.
What decided it:Property conditionSize
Only the tenant 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 rent was reduced for the property's condition
Where the figures came from
- Rent before
- “…w rent takes effect 29 May 2026. REASONS FOR THE DECISION Background 1. On 14 April 2026 the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,560.00 per calendar month in place of the existing rent of £1,495.00 per calendar month to take effect from 29 May 2026. 2. On 5 May 2026 under Section 13(4)(a) of the Housing Act 1988, the Tenant referred the Landlord's notice proposing a new re…”
- Asked for
- “…onth exclusive of rates and Council Tax. Date the new rent takes effect 29 May 2026. REASONS FOR THE DECISION Background 1. On 14 April 2026 the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,560.00 per calendar month in place of the existing rent of £1,495.00 per calendar month to take effect from 29 May 2026. 2. On 5 May 2026 under Section 13(4)(a) of the Housing Act 1988, the Tena…”
- Tribunal set
- “…ion 20 June 2026 Type of Application Determination of a Market Rent sections 13 & 14 of the Housing Act 1988 Tribunal Members Tribunal Judge Hamilton-Farey LLB FRICS. Mr. Clifford Simons. Date of Decision 3 August 2026. Rent Determined £1,550.00 per calendar month exclusive of rates and Council Tax. Date the new rent takes effect 29 May 2026. REASONS FOR THE DECISION Background 1. On 14 April 2026 the Landlord served a notice under Sect…”
Other decisions in B13
All of B13- 36 Towyn Road, Birmingham, West Midlands, B13 9NAPart of it, 2-bed house, 16 Jul 2026, pre-Act rulesAsked £953£598Asked £953
- 28 Goodby Road, Moseley, Birmingham, B13 8NJPart of it, 4-bed house, 13 Apr 2026, pre-Act rulesWas £1,400, asked £1,540£1,495Was £1,400, asked £1,540
- 36 Towyn Road, Birmingham, West Midlands, B13 9NAPart of it, 2-bed house, 10 Mar 2025, pre-Act rulesAsked £953£598Asked £953