Unit 2 - B, 20A Cross Street, Sale, Manchester M33 7AE
Part of itPre-Act rulesDecided 1 July 2026Case MAN/00BU/MNR/2026/0145
Rent before
—
Withheld: our two readings disagreed
Landlord asked for
£775
Matched in the decision text
Tribunal set
£700
Matched in the decision text
The new rent takes effect from 20 July 2026.
In short
The landlord's notice proposed raising the rent for a furnished en-suite double room in an HMO in M33 from £650 a month to £775 a month (later reduced by the landlord to £750). The tribunal decided on the papers that the market rent was £700 a month, giving most weight to recent lettings of other rooms in the same property, disregarding comparables outside Sale, and using its own knowledge of local rents. It accepted the tenant's hardship request and set the new rent to start on 20 July 2026 rather than the date in the notice.
What decided it:Comparables rejectedLocationHardship
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
- A later start was granted for hardship
Where the figures came from
- Rent before
- “…parable properties priced at £500, £530, £660 and £700 per month, with an average of approximately £600. In addition, the most relevant comparison is within the same property. A tenant in a similarly sized en-suite room currently pays £675 (room 6). The largest en-suite room in the property, which was renewed in November, is let at £725 (room 3). Another recently let en-suite room of similar size is also let at £725 (room 5). Despite th…”
- Asked for
- “…Determined £700.00 per calendar month Date the new rent takes effect 20 July 2026 REASONS FOR THE DECISION Background 1. On 16 January 2026, the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £775.00 per calendar month (pcm) in place of the existing rent of £650.00 pcm to take effect from 2o March 2026. 2. On 18 March 2026, under Section 13(4)(a) of the Housing Act 1988, the Tenant refe…”
- Tribunal set
- “…Date of Application 18 March 2026 Type of Application Determination of a Market Rent sections 13 & 14 of the Housing Act 1988 Tribunal Members Morgan Williams FRICS - Chair Ed Shaylor MCIEH Date of Decision 1 July 2026 Rent Determined £700.00 per calendar month Date the new rent takes effect 20 July 2026 REASONS FOR THE DECISION Background 1. On 16 January 2026, the Landlord served a notice under Section 13(2) of the Housing Act 1988 w…”
Other decisions in M33
All of M33- 35 Sycamore Street, Sale, Cheshire, M33 2HDFull increase, House, 29 Sept 2026, pre-Act rulesWas £650, asked £1,200£1,200Was £650, asked £1,200
- Apartment 4, 46 Moss Lane, Sale M33 5ARPart of it, 2-bed flat, 7 Sept 2026, new rulesWas £1,350, asked £1,600£1,450Was £1,350, asked £1,600
- 109 Derbyshire Road South, Sale, Trafford, M33 3JYPart of it, 4-bed house, 13 Aug 2026, pre-Act rulesWas £1,750, asked £1,950£1,800Was £1,750, asked £1,950
- Flat 4, 14 Melrose Avenue, Manchester, M33 3AZPart of it, 1-bed flat, 6 Aug 2026, pre-Act rulesAsked £850£800Asked £850
- 41 Norman Davies Garden Wolverhampton WV14 OBDPart of it, 2-bed flat, 27 Apr 2026, pre-Act rulesWas £875, asked £950£925Was £875, asked £950
- Stafford Court, 145 Washaway Road, Sale, Manchester M33 7PE2-bed house, 30 Jun 2025, pre-Act rules£900
- Flat 7 Cloverley, 108 Brooklands Road, Sale, M33 3QEPart of it, 2-bed flat, 24 Jun 2025, pre-Act rulesWas £750, asked £1,200£900Was £750, asked £1,200