43 Co-Operative Road, Middleton, M24 2YU
Full increaseNew rulesDecided 28 July 2026Case MAN/00BQ/MRA/2026/0015
Rent before
£1,225
a month
Matched in the decision textLandlord asked for
£1,340
+9.4% on the rent before
Matched in the decision textTribunal set
£1,340
+£115 a month (+9.4%)
Matched in the decision textThe new rent takes effect from 12 August 2026.
In short
The landlord proposed raising the rent for a three-bedroom mid-terrace house in M24 from £1,225 a month to £1,340 a month. The tribunal determined the rent at £1,340 a month from 12 August 2026, because its own valuation of the market rent (£1,375 a month, based on the landlord's comparable lettings) was higher than the proposal. The tribunal found that a garden drainage problem raised by the tenant was not significant enough to reduce the rent, and it did not defer the start date for the tenant's hardship claim.
What decided it:Property conditionHardship
Only the landlord 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
Where the figures came from
- Rent before
- “…12th August 2026 REASONS FOR THE DECISION Background 1. On 20th May 2026 the Landlord served a notice under Section 13(2) (as amended) of the Housing Act 1988 which proposed a new rent of £1,340 per calendar month (pcm) in place of the existing rent of £1,225 pcm to take effect from 12th August 2026. 2. On 1st June 2026 under Section 13(4)(a) of the Housing Act 1988, the Tenant referred the Landlord's notice proposing a new rent to the…”
- Asked for
- “…0.00 per calendar month Date the new rent takes effect 12th August 2026 REASONS FOR THE DECISION Background 1. On 20th May 2026 the Landlord served a notice under Section 13(2) (as amended) of the Housing Act 1988 which proposed a new rent of £1,340 per calendar month (pcm) in place of the existing rent of £1,225 pcm to take effect from 12th August 2026. 2. On 1st June 2026 under Section 13(4)(a) of the Housing Act 1988, the Tenant refe…”
- Tribunal set
- “…une 2026 Type of Application Determination of a Market Rent sections 13 & 14 of the Housing Act 1988 Tribunal Members Mr. Hefin Lewis FRICS - Valuer Chair Mr. Sean Harvey- Tribunal Member Date of Decision 28th July 2026 Rent Determined £1,340.00 per calendar month Date the new rent takes effect 12th August 2026 REASONS FOR THE DECISION Background 1. On 20th May 2026 the Landlord served a notice under Section 13(2) (as amended) of the Ho…”
Other decisions in M24
All of M24- 19 Brassey Street, Middleton, Manchester, M24 6AUPart of it, 3-bed house, 5 Oct 2026, new rulesWas £900, asked £1,200£1,100Was £900, asked £1,200
- 81 Shrewsbury Close Middleton Manchester M24 6BZ3-bed house, 16 Jun 2026, pre-Act rules£1,300
- 85 Abbey House, Middleton, Manchester, M24 6HQ3-bed house, 19 Mar 2025, pre-Act rules£800