78 Velveteen Crescent, Worsley, Greater Manchester, M28 3ZQ
No increasePre-Act rulesDecided 13 August 2026Case MAN/00BR/MNR/2026/0328
Rent before
£1,375
a month
Matched in the decision textLandlord asked for
£1,420
+3.3% on the rent before
Matched in the decision textTribunal set
£1,375
+£0 a month (0.0%)
Matched in the decision textBackdatedThe new rent took effect from 7 June 2026, before the decision was made. Backdating was allowed under the pre-Act rules.
In short
The landlord proposed a rent of £1,420 a month for a three-bedroom house in M28, up from £1,375 a month. The tribunal determined the market rent at £1,375 a month, effective from 7 June 2026, and found no hardship that would justify a later start. It gave less weight to the landlord's brochure for a different property and to the semi-detached comparables, relying also on its own expertise and knowledge of local rents.
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
Where the figures came from
- Rent before
- “…t takes effect 07 June 2026 REASONS FOR THE DECISION Background 1) On 08 April 2026, the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1420.00 per calendar month(pcm) in place of the existing rent of £1375.00 pcm to take effect from 07 June 2026. 2) On 05 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 Tr…”
- Asked for
- “…Determined £1375.00 per calendar month Date the new rent takes effect 07 June 2026 REASONS FOR THE DECISION Background 1) On 08 April 2026, the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1420.00 per calendar month(pcm) in place of the existing rent of £1375.00 pcm to take effect from 07 June 2026. 2) On 05 June 2026, under Section 13(4)(a) of the Housing Act 1988, the Tenant refer…”
- Tribunal set
- “…es Ltd Date of Application 05 June 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 13 August 2026 Rent Determined £1375.00 per calendar month Date the new rent takes effect 07 June 2026 REASONS FOR THE DECISION Background 1) On 08 April 2026, the Landlord served a notice under Section 13(2) of the Housing Act 1988 wh…”
Other decisions in M28
All of M28- 2 Mullineux Street, Worsley, Manchester, M28 3YRPart of it, 3-bed house, 3 Sept 2026, new rulesWas £1,235, asked £1,465£1,295Was £1,235, asked £1,465
- 57, 2 Fenman Mews, Worlsey, Manchester M28 3YUPart of it, 2-bed flat, 11 Aug 2026, new rulesWas £895, asked £1,035£995Was £895, asked £1,035
- 139 Newearth Road, Worsley, Manchester, M28 7ULFull increase, 3-bed house, 30 Jun 2026, pre-Act rulesWas £725, asked £1,200£1,200Was £725, asked £1,200
- 56 Jenny Street Worsley Manchester M283ZJNo increase, 2-bed house, 19 May 2026, pre-Act rulesWas £900, asked £1,000£900Was £900, asked £1,000
- 26 Holyoake Road, Worsley, Manchester, M28 3DL3-bed house, 23 Apr 2025, pre-Act rules£1,125