First-tier Tribunal (Property Chamber) judgments from 2026

200 judgments from the First-tier Tribunal (Property Chamber) in 2026, page 7 of 8.

1-24, 26-60, 61-94 Cinnabar Wharf, 22, 24 & 28 Wapping High Street, E1WLON/00BG/LVT/2017/0002 · 2026
79 Saltwell St. London E14 0DY - LON/00BG/MNR/2026/0099 LON/00BG/MNR/2026/0099 · 2026
11 Mcausland House 40 Wrights Road, Bow London E3 5LF: LON/00BG/MNR/2026/0113LON/00BG/MNR/2026/0113 · 2026
44 Capstan Square, London, E14 3EU: LON/00BG/MNR/2026/0349LON/00BG/MNR/2026/0349 · 2026
66 Barclay Road, London, E17 9JJLON/00BH/F77/2025/0325 · 2026
213A Chingford Mount, London E4 8LP 6 Poplars Road, London, E17 9AT Flat B, 29 Arcadia Road, London, E17 8BN 15 Cazenove Road, London E17 4NPLON/00BH/HBA/2025/0002 · 2026
263 Boundary Road, London E17 8NE.LON/00BH/HMF/2024/0621 · 2026
Flat 3, High Stone Apartments, 509 High Road, Leytonstone, E11 4ZGLON/00BH/HMF/2025/0629 · 2026
(x3) 35 Rodney Place, London, E17 5NNLON/00BH/HMF/2025/0736 · 2026
14a Osborne Road, London E10 5QWLON/00BH/HMF/2025/0822 · 2026
1) 29A 2) 29C (re: Sahall) 3) 29C (re: Rayan Holding) 4) 29D 5) 29F Acacia Road,Walthamstow, London E17 8BNLON/00BH/HNA/2024/0002-LON/00BH/HNA/2024/0615-LON/00BH/HNA/2024/0622-LON/00BH/HNA/2024/062 · 2026
288 Murchison Road, London, E10 6LULON/00BH/HNA/2025/0623 · 2026
16 Nutfield Road, London E15 2DGLON/00BH/HNA/2025/0682 · 2026
11A, Winchester Road, London, E17 8EPLON/00BH/HNA/2025/0700 · 2026
111 Harrow Road, London E11 3PSLON/00BH/HNA/2025/0734 · 2026
Flat 6, 688A-690A High Rd, Leyton, London E106JPLON/00BH/HSV/2025/0003 · 2026
Bloomsbury Court, Chelmsford Road, London, E11 1DPLON/00BH/LDC/2026/0042 · 2026
Flats 5,6 and 7 Oaks Court, 226-228 Cann Hall Road, Leytonstone, London, E11 3NFLON/00BH/LSC/2025/0973 · 2026
7 Manor Close, Manor Road, London, E17 5RTLON/00BH/LSC/2025/1025 · 2026
619A Forest Road, London E17 4NELON/00BH/MNR/2025/0977 · 2026
24 Harley House, 155 Hainault Road, London, E11 1LH: LON/00BH/MNR/2026/0118LON/00BH/MNR/2026/0118 · 2026
Flat 4, 9 Selwyn Avenue, London E4 9LP: LON/00BH/MNR/2026/0167LON/00BH/MNR/2026/0167 · 2026
33A Fladgate Road, London, E11 1LX: LON/00BH/MNR/2026/0290LON/00BH/MNR/2026/0290 · 2026
15 Wickford Way, Flat 41 Wheel House, London, E17 6FE: LON/00BH/MRA/2026/0003LON/00BH/MRA/2026/0003 · 2026
20 Clacton Road London E17 8ARLON/00BH/OAF/2026/0004 · 2026
104 Clapham Common Noth Side, London SW4 9SQLON/00BJ/F77/2025/0282 · 2026
51 Grandison Road, London SW11 6LSLON/00BJ/HTC/2026/0011 · 2026
St Johns Hill, London SW11 1SBLON/00BJ/LVT/2025/0004 · 2026
Flat 15 Belgrave Court, Ascalon Street, London, SW8 4DJ - LON/00BJ/MNR/2025/1053 LON/00BJ/MNR/2025/1053 · 2026
Flat 1 Marius Mansions, Marius Road, London SW17 7QG: LON/00BJ/MNR/2026/0132LON/00BJ/MNR/2026/0132 · 2026
111 Eversleigh Road London SW11 5UYLON/00BJ/MNR/2026/0158 · 2026
Flat 1, 174 Tooting High St., London SW17 0RXLON/00BJ/MNR/2026/0164 · 2026
4 Keevil Drive, London, SW19 6TA: LON/00BJ/MNR/2026/0173LON/00BJ/MNR/2026/0173 · 2026
33 Nantes Close, London, SW18 1JL: LON/00BJ/MNR/2026/0362LON/00BJ/MNR/2026/0362 · 2026
19 Belleville Road, London SW11 6QS: LON/00BJ/MNR/2026/0377LON/00BJ/MNR/2026/0377 · 2026
31 Eustace Building, 372 Queenstown Road, London, SW11 8NT: LON/00BJ/MNR/2026/0439LON/00BJ/MNR/2026/0439 · 2026
Flat 21 Sutton Courtenay House, Hazlehurst Road, London SW17 0UB: LON/00BJ/MRA/2026/0014LON/00BJ/MRA/2026/0014 · 2026
50 Avoca Road, Tooting Bec, SW17 8SL: LON/00BJ/MRA/2026/0046LON/00BJ/MRA/2026/0046 · 2026
41 Youngs Court Charlotte Depard Avenue London SW11 5JDLON/00BJ/OC9/2024/0062 · 2026
First Floor Flat, 84C Warwick Avenue, London, W9 2PU - LON/00BK/F77/2025/0280 LON/00BK/F77/2025/0280 · 2026
Flat 5 ,Lyon House, 53 Riding House Street, London, W1W 7EDLON/00BK/F77/2025/0317 · 2026
Flat 2, Block M, Peabody Estate Wild St., London WC2B 4BSLON/00BK/F77/2026/0099 · 2026
Flat 5 Burleigh Mans 20 Charing Cross Rd London. WC2H 0HULON/00BK/F77/2026/0114 · 2026
91B, Elgin Avenue, London, W9 2DALON/00BK/F77/2026/0118 · 2026
Flat 94 Castellian Mansions, Castellian Road, Maida Vale, London W9 1HBLON/00BK/HMF/2025/0797 · 2026
Flat 3, 20 Cockspur Street London, SW1Y 5BLLON/00BK/HMF/2025/0819-FLAT-3-20-COCKSPUR-STREET-LONDON-SW1Y-5BL · 2026
Peterson House, 25 Gilbert Street, London, W1K 5HXLON/00BK/LAM/2025/0034 · 2026
Flat 3, Hinde House, 16 Thayer Street, London W1U 3BGLON/00BK/LBC/2025/0652 · 2026
Flat 1, Bloomfield Court, Bourdon Street, London, W1K 3PULON/00BK/LBC/2025/0674 · 2026
25-27 Old Queen Street, London, SW1H 9JALON/00BK/LDC/2025/0652 · 2026
Wyndham House, 24, Bryanston Square, London. W1H 2DSLON/00BK/LDC/2025/0872 · 2026
Marsham Court, Marsham Street, London SW1P 4LA ( the “Property”)LON/00BK/LDC/2025/0881-CORRECT · 2026
Gordon House, 36-37 Welbeck Street, London, W1G 8DWLON/00BK/LDC/2025/0894 · 2026
Harcourt House, 19 Cavendish Square, London, W1G 0PLLON/00BK/LDC/2025/0906 · 2026
123 Westbourne Park Road, London, W2 5QLLON/00BK/LDC/2025/0935 · 2026
Wythburn Court, 34 Seymour Place, London, W1H 7NSLON/00BK/LDC/2025/0951 · 2026
236 Kilburn Lane and 68 68 Beethoven Street, London W10 4BALON/00BK/LDC/2025/0964 · 2026
20 Jermyn Street, London, SW1Y 6LTLON/00BK/LDC/2025/0965 · 2026
58 Queens Gardens London W2 3AFLON/00BK/LDC/2025/0975 · 2026
31-33 Monmouth Road, London W2 4UTLON/00BK/LDC/2026/0031 · 2026
Vandon Court, Petty France, London, SW1H 9HELON/00BK/LDC/2026/0037 · 2026
Flat D, 67 Abbey Road, London NW8 0AELON/00BK/LSC/2025/0793 · 2026
Flat 2, The Brazen Head, 69 Lisson Street, London NW1 5DALON/00BK/LSC/2025/0869 · 2026
38-39 Rutland Gate, London SW7 1PD and 51-52 Montpelier Walk, London SW7 1JHLON/00BK/LSC/2025/0939 · 2026
Flat 7, 41 Craven Hill Gardens, London W2 3EALON/00BK/LSC/2025/0944 · 2026
Top Floor Flat, 113 Randolph Avenue, London , W9 1LDLON/00BK/LSC/2025/0974 · 2026
Flat 84 Park West, Edgeware Road, London, W2 2QJLON/00BK/LSC/2025/1230 · 2026
Rivermill, 151 Grosvenor Road, London, SW1V 3JNLON/00BK/LVT/2025/0003 · 2026
Flat 8 Dibdin House, Maida Vale, W9 1QE - LON/00BK/MNR/2025/0777 -LON/00BK/MNR/2025/0777 · 2026
Flat 192, Dibden House Maida Vale, London, W9 1QQLON/00BK/MNR/2025/0966 · 2026
Flat 4 Dibdin House, Maida Vale, W9 1QE : LON/00BK/MNR/2025/1021LON/00BK/MNR/2025/1021 · 2026
Flat 16 Portsea Hall Portsea Place London W2 2BWLON/00BK/MNR/2026/0338 · 2026
377 Park West, Edgware Road, London W2 2QS:LON/00BK/MNR/2026/0343LON/00BK/MNR/2026/0343 · 2026
100A Bravington Road, London W9 3ALLON/00BK/MNR/2026/0358 · 2026
A studio flat, with a bedroom/living room, kitchen and a bathroom containing a bath, basin and WC. The Property benefits from heating and hot water which is included in the rent as well as a 24-hour concierge service and building security. The Property is situated just off the Edgware Road close to London’s shops, theatres, restaurants and parks. It is close to Marble Arch tube station providing good transport links. Evidence 10. The parties completed the relevant MR1 (tenant), MR2 (landlord) and MR3 (tenant’s reply). The Tenant 11. The Tenant made the following comments: a) The Tenant confirmed when they had first moved into the property in 2006, they carried out improvements at their own expense including painting and flooring. Since that time, no redecoration or significant maintenance has been carried out by the landlord and the condition is not consistent with the level of rent now proposed. b) The Tenant provided photographs of the property showing: the bathroom is unmodernised with what appears to be an original bath, poor condition WC, and old style hand basin; the kitchen is unmodernised with tiling of a 1970’s style, poor condition cupboards, with very poor condition white goods provided by the Landlord, including a stand-alone cooker and washing machine; single glazing with poor condition window furniture and loose putty; worn wooden flooring; the flat is overall in poor decorative order which includes cracked plaster in the living area; original doors and door furniture; inadequate number of electrical sockets (p.60); old light fittings. c) The communal entrance within the block is carpeted and well maintained. d) The tenancy agreement requires the tenant to maintain the internal decorations to the condition as when the Tenancy commenced [paragraph 2(7)(b)]. The current tenancy commenced in 2023, and that suggests that the requirement was for the Tenant to maintain the internal decorations as they were in 2023. e) The tenant points out that the comparables provided by the landlord refer to one-bedroom flats, not studio flats, and that the subject property is a studio flat of approximately 31 sq.m. 12. The Tenant made reference to comparable rental evidence by stating that they had reviewed comparable properties in the W2 area. They state that similar studio flats are generally advertised at approximately £1,400-£1,600 per month, the higher rents are for newly refurbished or luxury properties. The Landlord 13. The Landlord made the following comments: a) The Landlord confirmed that the rent includes heating and hot water as well as there being a 24-hour concierge service. b) Landlord states that they do not agree with the tenant’s details. In particular, the Landlord is not aware of any prior complaints raised by the Tenant in respect of the condition of the property prior to the service of the notice. c) In relation to the condition of the property, the Landlord’s position is that any issues identified fall within the scope of reasonable wear and tear, commensurate with ordinary day-to-day use. The property, they say, has been and remains well maintained and the photographic evidence provided demonstrates no more than the level of wear one would reasonably expect in a tenanted property. There is no evidence of neglect or failure to maintain on the part of the landlord. d) Further the landlord notes that any suggestion that redecoration should be undertaken during the tenancy does not reflect practical or safety realities. Substantial internal redecoration and painting works while a tenant remains in occupation, they say, present material health and safety risks, including exposure to fumes and potential chemical sensitivities. e) The Landlord asserts that the proposed rent of £2,140 per month is below the prevailing market rate for comparable properties in the area, particularly given the property’s location and the services included in the rent. f) The Landlord relies on photographic evidence of the exterior of the building and the internal lobby, which demonstrate the standard presentation and general condition of the building and its common parts. g) The Landlord also suggests that Tenant’s photographs of the interior of the property show only minor cosmetic cracking to painted surfaces and plaster. Such conditions, they say, fall squarely within the scope of reasonable wear and tear, particularly given the duration of the tenancy and do not constitute disrepair. h) The Landlord further submits that the present condition of the interior is materially affected by the Tenant’s own day-to day upkeep of the property. They submit that the current degraded appearance is attributable to neglect and poor housekeeping standards on the part of the tenant, rather than any failure in maintenance by the landlord and suggest that that property is heavily cluttered. 14. The following comparables were provided by the Landlord: a) The landlord relies on a market appraisal prepared by Foxtons (Marylebone and Mayfair branch) dated 18 May 2026, which has assessed the rental value of the property at £475 per week, which equates to approximately £2,058 pcm. This appraisal appears to have been carried out without an inspection. b) The Landlord relies on comparables of modernised one-bedroom flats in the area with a range in monthly rents being advertised from £2,500-£2,950. One of which is a one-bedroom modernised flat in Portsea Hall advertised at a rent of £2,708. c) The Landlord also relies on the photographs of the exterior of the block and the interior communal areas which show these areas to be in very good condition.LON/00BK/MNR/2026/0379 · 2026
two bedrooms, one bathroom, WC, kitchen, living room Outside: two balconies The property benefits from central heating and double glazing. The Property is situated in the St Johns Wood area. Evidence 13. The Tenant completed the relevant MR1. The Landlord replied using Form 1A. The Tenant responded to the Landlord’s reply. The Tenants 14. The Tenant made the following comments and attached supporting documents: a) There are cracks in the tiles in the WC and deep scratches in the wooden floor. b) The front door is slim. c) The inventory did not correctly describe some of the furniture and the state and condition of the property, of which the landlord’s agents were notified. d) The property was not properly cleaned before the Tenant occupied it. e) The Landlord has been slow to conduct repairs at the property and respond to the Tenant. f) The Tenant had to replace the washing machine at the property from their own expense because the landlord did not respond within a reasonable time. g) The Landlord had been slow to repair a plumbing issue at the property which meant that the Tenant had to arrange a plumber. h) There has been damp and mould at the property which led the Local Authority to make a finding of a Category 1 HHSRS hazard on 28th March 2025 throughout the property. The landlord did not comply with the required actions in their entirety and, in fact, the mould is returning. i) The intercom at the property has never worked. j) The kitchen balcony has been stuffed with trash from the previous occupier and is unusable. k) The television has stopped working. 15. The Tenant provided a range of comparables, drawn from a range of sources. The range of rents for these properties was from £2548 - £2999. The Landlord 16. Foxtons asserted that: a) They were speaking to the landlord concerning the washing machine purchase. b) The Landlord has given the go ahead for washing and redecorating the mould affected areas. However, cleaning the mould was the Tenant’s responsibility. c) The Landlord wrote off £2160 from the rent in respect of the plumbing works at the property. d) Two of the Tenant’s comparables were smaller than the property. Their comparable at £3,000 reinforced their view about the market rent. 17. They provided two specific comparators at £2,925 pm and £3033 pm. They also provided a rental checker report which indicated average rents for a two bed flat in the NW8 area at £3,366.15 (square meterage at £47.83); the Westminster area at £4,002.32 and £51.76 respectively; and, in the NW8 7 area, £4192.30 and £52.82 respectively. The Tenant’s reply 18. The Tenant replied that: a. The two comparables in question were in prime locations, and one was bigger than the property close to Lord’s Cricket Ground. b. The rental checker was set at a square meterage of 79m2 whereas the property is 60 m2, and the property lists were filtered by highest price. c. The Landlord had only agreed to deal with the mould following the local authority’s involvement. They were shocked that Foxtons said that cleaning the mould was their responsibility. d. Foxtons’ comparable properties do not suffer from the same defects as the property, and they had made a superficial treatment of the mould. 19. The also supplied a “Best Price Guide” for comparable properties within three miles of the subject Property with rents between £2350 - £2750LON/00BK/MNR/2026/0393 · 2026
Flat B, 198 Gloucester Terrace, London W2 6HTLON/00BK/MNR/2026/0472 · 2026
55 Pennell House, 116 Cockfosters Road, London, EN4 0FT: LON/00BK/MRA/2026/0008LON/00BK/MRA/2026/0008 · 2026
one bedroom, a combined living room/kitchen and a bathroom. Outside there is a balcony. The Property benefits from double glazing and underfloor heating. There are communal gardens, a concierge service and a gym. White goods were provided by the Landlord. The Property is situated in northwest London. Kilburn Park station is 0.2 miles to the southwest. Evidence 14. The parties completed the relevant MR1 (tenant), MR2 (landlord) and MR3 (tenant’s reply). The Tenant 15. The Tenant made the following comments: a) The Tenant confirmed that they had provided new curtains due to the poor condition of the existing set. b) There are unpleasant smells from the garbage room entrance. c) The Property has damage from prior tenants to the floor in the living room and kitchen surfaces. d) The Property does not have air conditioning and is very hot during the summer. e) The Tenant replaced the front door locking system when it stopped working, although this was ultimately paid for by the Landlord. f) A fatal stabbing at the block in December 2025 has necessitated night time security guards. 16. The Tenant did not provide comparable rental evidence, but a “rent checker” calculation from On the Market supporting £2,150 pcm. The Landlord 17. The Landlord made the following comments: a) The Landlord confirmed that the only known condition issue relates to staining on sections of the wooden flooring, which is limited in nature and does not amount to extensive damage. b) The Landlord disputes the allegation that there is a sewage smell within the Property. The Landlord occupied the Property for approximately five years prior to the tenancy and did not experience any such issue during that period. c) An inventory, inspection records and photographs are mentioned in the Landlord’s reply but have not been provided. 18. The Landlord provided a “Rental Checker Evidence” report listing rents achieved in NW6, Westminster and NW6 5 in the last six months. For the NW6 5 postcode, 27 one bedroom comparables let between £953 pcm and £3,250 pcm are listed. No transaction dates are visible in the report. The Landlord did not specify on which comparables they relied upon to support their market rent.LON/00BK/MRA/2026/0079 · 2026
Cochrane Close, 27-37 Cochrane Street, London NW8 7NSLON/00BK/OC9/2024/0630 · 2026
17 Lanhill Road, London, W9 2BSLON/00BK/OCE/2025/0030 · 2026
Flat 33, Oslo Court, Prince Albert Road, London, NW8 7ENLON/00BK/OLR/2025/0774 · 2026
Apartment 49, Sir John Lyle House, 8 High Timber Street, London EC4V 3PALON/OOAA/LSC/2025/0631 · 2026
59 Leven Way, Hayes, UB3 2SS : LON/OOAS/MNR/2026/0293 LON/OOAS/MNR/2026/0293 · 2026
Apartment 96, Skyline, Heelis Street, Barnsley S70 1DL: MAN/00AB/MNR/2026/0116MAN/00AB/MNR/2026/0116 · 2026
Clarendon Gardens, Bromley Cross, Bolton, Lancashire, BL7 9GWMAN/00BL/LDC/2025/0641 · 2026
Palace Court, Palace Street, Bolton, BL1 2DRMAN/00BL/LDC/2025/0671 · 2026
3 Lower Leigh Road, Westhoughton, Bolton, BL5 2JPMAN/00BL/LSC/2024/0612 · 2026
Flat 5, 583 Chorley Old Road, Bolton, BL1 6BL:MAN/00BL/MNR/2025/0970MAN/00BL/MNR/2025/0970 · 2026
12 Stokers Drive, Horwich, Bolton BL6 5XB: MAN/00BL/MNR/2026/0300MAN/00BL/MNR/2026/0300 · 2026
49 Stokers Drive, Horwich, Bolton BL6 5XB: MAN/00BL/MNR/2026/0336MAN/00BL/MNR/2026/0336 · 2026
4 Windermere Drive, Bury, BL9 9QQ:MAN/00BM/MNR/2026/0048MAN/00BM/MNR/2026/0048 · 2026
replastered the living room, hall, stairs, landing and kitchen; replace the front door with a uPVC one; installed a fitted kitchen; installed a new bathroom suite; fully landscaped the front and rear gardens, including fencing. The Landlord did not challenge this detail. b) There are areas of damp within the Property, that they are still waiting for the Landlord to resolve. c) They are in dispute with the Landlord, owing to the chimney being blocked during recent external works. They want the chimney and gas fire re-instating. d) They made reference to an agreement between the Landlord and local council to keep rent increase in line with those of Local Housing Authority properties, but provided no evidence. 13. In terms of rental evidence, they referred to two local properties being rented at £660 pcm and £760 pcm, (but provided no further detail) and provided the details from the “Zoopla” online portal for one two bedroom terrace property at £750 pcm and from the “Rightmove” online portal for another terraced property of unknown size at £795 pcm. The Landlord 14. The Landlord made the following comments: a) The Landlord noted that they had sent a considerable sum recently in improvements to the structure of the Property, including a full re-roof. 15. The Landlord provided no comparable evidence of local rents.MAN/00BM/MNR/2026/0085 · 2026
9 Coninston Drive, Bury, Lancashire, BL9 9PX: MAN/00BM/MNR/2026/0095MAN/00BM/MNR/2026/0095 · 2026
22 Sergeants Lane Whitefield Manchester M45 7TS: MAN/00BM/MNR/2026/0284MAN/00BM/MNR/2026/0284 · 2026
66 Hartington Street Manchester M14 4RPMAN/00BN/F77/2025/0043 · 2026
10 Larke Rise, Manchester M20 2ULMAN/00BN/HMF/2024/0048 · 2026
3 Guildford Road, Manchester, M6 8PTMAN/00BN/HMF/2025/0619 · 2026
Flat 31 & 138, Axis Tower, 9 Whitworth Street West, Manchester M1 5JB M1 5JDMAN/00BN/LAC/2025/0001 · 2026
1a Canal Street, Manchester, M1 3HEMAN/00BN/LDC/2025/0612 · 2026
Flats 1 to 64, Eden Square, 12 Flixton Road, Manchester, M41 5NDMAN/00BN/LDC/2025/0615 · 2026
BS41, 20 & 22 Loom Street, Manchester M4 6AN: MAN/00BN/LDC/2025/0666MAN/00BN/LDC/2025/0666 · 2026
Worsley Mill, 10 Blantyre Street, Manchester, M15 4LGMAN/00BN/LDC/2026/0011 · 2026
Flats 1, 2, 3, 4 & 6 Fortuneswell Court, 2 Moorland Road, Didsbury, Manchester, M20 6LSMAN/00BN/LSC/2024/0240-AND-MAN/00BN/LSC/2025/0629 · 2026
9 OWEN STREET and PARKING SPACE 299 MANCHESTERMAN/00BN/LSC/2025/0610 · 2026
39 Burnage Lane, Manchester, M19 2HZ:MAN/00BN/MNR/2025/1020MAN/00BN/MNR/2025/1020 · 2026
a) A serious leak from the bathroom into the kitchen. b) Damp issues in and around the bathroom. c) Drain blocked and backed up in rear garden. d) Some seals to glazing defective. e) Plaster repairs required to front bedroom. f) Rear garage door does not lock. 14. In terms of rental evidence, the Tenant did not provide any comparable evidence. The Landlord 15. The Landlord for his part provided a rental valuation letters from 3 local estate agents with rental estimates provided ranging between £1,450 and £2,000MAN/00BN/MNR/2025/1041 · 2026
4 Central Avenue, Atherton, Manchester, M46 9RG:MAN/00BN/MNR/2026/0020MAN/00BN/MNR/2026/0020 · 2026
Apt 28 Tudor House 252 Mauldeth Road West Manchester M21 7TH: MAN/00BN/MNR/2026/0073MAN/00BN/MNR/2026/0073 · 2026
The general state of the property is average; some issues were highlighted in initial correspondence to BA Properties dated 17 May 2024 (after taking possession) with photographic evidence. The carpets, fixtures, and fittings were already in poor condition at the time of possession and have further deteriorated since. The bathroom lacks essential items such as a looking mirror, toilet tissue roll holder, and bathtub etc. All of which fall within the landlord’s obligation to provide basic fittings for reasonable use. Defective electrical systems: The electrical installations are of poor quality — even standard appliances (e.g. an air fryer) cause the main breakers to trip, indicating possible safety and compliance issues. Persistent dampness and mould: Despite appropriate ventilation and use of heating (which is evidenced by disproportionately high utility bills) property suffers from damp and mould, requiring the use of multiple mould cleaners each month. Energy inefficiency and infestation: The front door and pathway appear to have been modified for wheelchair access but never restored, resulting in a gap under the door. This gap allows cold draughts, heat loss, and frequent slug/insect ingress, all of which materially affect habitability and running costs. Lack of landlord investment or improvement: To date, no improvement, maintenance, or refurbishment has been undertaken by the landlord to justify a rent increase In Response to the Landlord’s reply, the Applicant stated that the walk-in shower room lacked basic facilities such as a toilet roll holder, a simple vanity mirror and a bath tub. In terms of rental evidence, in his application form the Tenant stated that Adjacent Flat No. 20 Totland Close which had the same covered area, located on ground floor and additional dedicated adjacent parking had a monthly rent of £ 795 since January 2025. He provided a copy of the last rent increase notice taking effect from 16th January 2025 as evidence. (with the permission of the tenant). He considered the current rent reflected the true condition of the Property and was consistent with current rent levels.MAN/00BN/MNR/2026/0074 · 2026
Apartment 88, 1 Blantyre Street Manchester, M15 4JU: MAN/00BN/MNR/2026/0102MAN/00BN/MNR/2026/0102 · 2026
Room 8, 20 Pine Road, Manchester, M20 6UZ: MAN/00BN/MNR/2026/0105MAN/00BN/MNR/2026/0105 · 2026
Flat 94, 32 Sheen Gardens, Manchester, M22 5LF: MAN/00BN/MNR/2026/0142MAN/00BN/MNR/2026/0142 · 2026
27 Donnison Street, Manchester, Greater Manchester, M12 5FR: MAN/00BN/MNR/2026/0177MAN/00BN/MNR/2026/0177 · 2026
35 Devell House, 11 Rusholme Place, Manchester, Greater Manchester, M14 5TG: MAN/00BN/MNR/2026/0189MAN/00BN/MNR/2026/0189 · 2026
26 Milton Grove, Manchester, Greater Manchester, M16 0BP: MAN/00BN/MNR/2026/0220MAN/00BN/MNR/2026/0220 · 2026
Flat 4b Jackson Moss, 149 - 151 Upper Chorlton Road, Manchester, M16 7SH: MAN/00BN/MNR/2026/0263MAN/00BN/MNR/2026/0263 · 2026
906 Hyde Rd, Manchester, M18 7LL: MAN/00BN/MRA/2026/0039MAN/00BN/MRA/2026/0039 · 2026
25 & 31, Willowbank, Village Green, Uppermill OL3 6ALMAN/00BP/LSC/2024/0251 · 2026
Flat B, 131 Lord Lane, Failsworth, Manchester, M35 0RZ: MAN/00BP/MNR/2026/0201MAN/00BP/MNR/2026/0201 · 2026
Hall, living room, kitchen/diner, two bedrooms, bathroom with full suite, ensuite shower room. Outside: Off road parking space. The Property benefits from electric heating, double glazing and flooring throughout. The Property is situated in the Buckley area of Rochdale with access to local amenities. Rochdale Town Centre is situated approximately 1 ½ miles to the south west. Evidence 10. The parties completed the relevant MR1 (tenant), MR2 (landlord) and MR3 (tenant’s reply). The Tenant 11. The Tenant made the following comments: a) They consider that the rent increase takes the Property well above the market rent. 12. The Tenant provided the following comparables (both being marketed by Simple Life, the developer of the scheme): a) Brook End, Rochdale. Two bedroom flat, identical to the Property. Advertised at £975.00 pcm. a) Brook End, Rochdale. Two bedroom flat, identical to the Property. Advertised at £990.00 pcm. The Landlord 13. The Landlord provide a comprehensive summary of the tenancy details and other factors related to this matter. 14. The following comparables were provided by the Landlord: a) Brook End, Rochdale. Identical unit to the Property. Rent agreed at £1025.00 pcm from 02 May 2026. b) Two flats at Coral House, Rochdale. Similar units but slightly smaller. Rent agreed at £1035.00 pcm, one in October 2025 and one in February 2026. c) Two flats at New Ballie Street. Similar units, but with significantly building amenities included, such as a gym. Both being advertised, one at £1255.00 pcm and the other at £1270.00 pcm.MAN/00BP/MRA/2026/0036 · 2026
3 Farewell Close, Rochdale, OL11 3DS:MAN/00BQ/MNR/2025/0935MAN/00BQ/MNR/2025/0935 · 2026
3 Sussex Street, Rochdale, OL11 IELMAN/00BQ/MNR/2025/1029 · 2026
36 Norwich St, Rochdale, OL11 1JA:MAN/00BQ/MNR/2025/1035MAN/00BQ/MNR/2025/1035 · 2026
24 Casson Gate, Rochdale, OL12 0QA - MAN/00BQ/MNR/2026/0096MAN/00BQ/MNR/2026/0096 · 2026
43 Co-Operative Road, Middleton, M24 2YU: MAN/00BQ/MRA/2026/0015MAN/00BQ/MRA/2026/0015 · 2026
2A Willows Road, Salford M5 5TAMAN/00BR/HSE/2024/0601 · 2026
Adelphi Wharf, Phase 2, 9 Adelphi Street, Salford Adelphi Wharf Phase 3, 7 Adelphi Street, SalfordMAN/00BR/LRM/2024/0603 · 2026
Flat 5, 19 Lord Street, Broughton, Salford M7 1UAMAN/00BR/LSC/2024/0235 · 2026
211 Adelphi Wharf 3, 7 Adelphi Street, Salford, M3 6GH:MAN/00BR/MNR/2025/1072MAN/00BR/MNR/2025/1072 · 2026
56 Jenny Street Worsley Manchester M283ZJ: MAN/00BR/MNR/2026/0119MAN/00BR/MNR/2026/0119 · 2026
25A Duffield Road, Salford, Lancashire, M6 7RE: MAN/00BR/MNR/2026/0183MAN/00BR/MNR/2026/0183 · 2026
5 Barrfield Road, Salford, Manchester M6 7EL: MAN/00BR/MNR/2026/0205MAN/00BR/MNR/2026/0205 · 2026
Apartment 3, 5 Clarence Street, Salford, Greater Manchester, M7 1BR: MAN/00BR/MNR/2026/0213MAN/00BR/MNR/2026/0213 · 2026
5 Barrfield Road, Salford, Manchester M6 7EL: MAN/00BR/MNR/2026/0214MAN/00BR/MNR/2026/0214 · 2026
5 Barrfield Road, Salford, M6 7EL: MAN/00BR/MNR/2026/0216MAN/00BR/MNR/2026/0216 · 2026
16 Stonehouse Drive, Salford, Greater Manchester. M7 2XY: MAN/00BR/MNR/2026/0227MAN/00BR/MNR/2026/0227 · 2026
a) He has carried out the following improvement to the Property, which was in a very basic condition when the tenancy was granted in 2019: i. Full replacement of the kitchen; ii. Full renovation of the bathroom with a new suite and shower installation; iii. New flooring; iv. Painting. b) The market rent should be based on the original condition of the Property, not with the above improvements. c) There are photographs of the interior of the Property, showing the old and new bathroom and kitchen, and the new flooring. 13. In terms of rental evidence, the Tenant has not provided any comparables but submits that similar properties are currently achieving £750.00 to £800.00 per month. The Landlord 14. A single comparable was provided by the Landlord, attached to a letter from Hills estate agents which notes that the Property is in excellent condition and confirms a rental figure of £1,200.00 pcm. The comparable is from Zoopla in respect of a three-bedroom semi-detached house in Swinton with an asking rent of £1,250.00. There is a photograph of the exterior taken from the drive but no other details or photographs. 15. In addition, the Landlord has made the following submissions. 16. First, historically, the rent charged has been considerably below market rent. This does not affect the Tribunal’s determination of the market rent for the Property on 1 June 2026, the date of increase. 17. Second, the improvements have been carried out without the Landlord’s knowledge and authorisation. Such improvements do not bind the Landlord and do not prevent the rent being assessed at the proper market level. The purpose of the Tribunal is to determine a fair market rent, not to compensate tenants for voluntary, unapproved work. Therefore, the market rent should not be fixed by reference to the “original state” as claimed by the Tenant. 18. There is a dispute as to whether and to what extent the works of improvement were approved by the Landlord, but for the reasons below the Tribunal does not consider it necessary to make any findings on this. 19. Section 14(2) of the Housing Act 1988 provides as follows: “(2) In making a determination under this section, there shall be disregarded— (a) any effect on the rent attributable to the granting of a tenancy to a sitting tenant; (b) any increase in the value of the dwelling-house attributable to a relevant improvement carried out by a person who at the time it was carried out was the tenant, if the improvement— (i) was carried out otherwise than in pursuance of an obligation to his immediate landlord, or (ii) was carried out pursuant to an obligation to his immediate landlord being an obligation which did not relate to the specific improvement concerned but arose by reference to consent given to the carrying out of that improvement; and (c) any reduction in the value of the dwelling-house attributable to a failure by the tenant to comply with any terms of the tenancy.” 20. Under s. 14(3) an improvement is a relevant improvement if it was carried out during the tenancy to which the notice of increase relates, which is the case here. 21. Accordingly, under s. 14(2)(b), a property which has been improved by the tenant should be valued in the state which the landlord originally provided, without any improvements. 22. As to the alleged failure to obtain approval for the improvements, clause 1.36 of the tenancy agreement contains a Tenant’s covenant not to make any alteration or addition to the Property or the electric, gas or plumbing system without the landlord’s written permission, which will not be unreasonably withheld. Assuming, as contended by the Landlord, that some or all of the improvements fell within the scope of that covenant and that approval was not sought or given, in the Tribunal’s view this will not disapply s. 14(2)(b) concerning how improvements are to be treated as part of the valuation process. The only provision that might have this result is under s. 14(2)(c) concerning a failure to comply with the terms of the tenancy. That will only apply however, where there has been a reduction in the value of Property as a result of a breach by the Tenant. In the Tribunal’s view, it is clear from the Tenant’s photographs that this is not the case; on the contrary, there will have been an increase in value as a result of the improvements: as stated in Hills’ letter, the Property is in excellent condition and the Landlord relies on the improvements to justify the rent sought. 23. Third, whereas when the Tenant moved in, he was a single occupant, he now lives there with his wife and child so that the Property provides greater value to the household. In the Tribunal’s view, this is not something which has any bearing on the market rent valuation which is based on a hypothetical letting to a hypothetical tenant on 1 June 2026, not to a sitting tenant, see: s. 14(2)(a). 24. Fourth, the Landlord contends that the rent sought of £1,050.00 is fair and reasonable given the condition of the Property.MAN/00BR/MNR/2026/0278 · 2026
Apt 14, 19 Blyth Avenue, Eccles M30 0YQ:MAN/00BR/MNR/2026/0326MAN/00BR/MNR/2026/0326 · 2026
Hall, living room, kitchen, WC, three bedrooms, bathroom with full suite. Outside: Garden The Property benefits from gas central heating, double glazing, suite of integrated kitchen appliances, built-in wardrobes and floor coverings throughout. The Property is situated in Salford, close to local amenities. Manchester city centre is located 1.5 miles to the south east. Evidence 10. The parties completed the relevant MR1 (tenant) and MR2 (landlord) forms. The Tenant 11. The Tenant made the following comments: a) They had undeniable evidence that his neighbours pays £1000 pcm rent for a similar property. No supporting evidence was provided. 12. The Tenant provided the following comparables: a) Christabel Walk, Salford. Three bedroom, semidetached house. Advertised at £1350 pcm b) Neptune Close, Salford. Three bedroom, semidetached house. Advertised as £1550 pcm. c) Runswick Close, Salford. Three bedroom, semidetached house. Advertised at £1450 pcm. The Landlord 13. The Landlord made the following comments: a) The Landlord referred to several properties on the market around £1550 pcm and suggested one of their similar properties had let for £1600 pcm. However, they failed to provide any evidence of the rents.MAN/00BR/MRA/2026/0009 · 2026
Open plan kitchen/dining/living room, two bedrooms, two bathrooms, balcony Outside: Access to communal gardens and one parking space. The Property benefits from electric heating throughout, possibly double glazing, floor coverings throughout and a range of white goods. The Property is situated in Green Grosvenor Park area of Salford, close to local amenities. Manchester City Centre is approximately 2 miles to the south east. Evidence 10. The parties completed the relevant MR1 (tenant), MR2 (landlord) and MR3 (tenant’s reply). The Tenant 11. The Tenant made the following comments: a) The apartment was often cold over winter and suffered from some drafts. b) They suggested that the rent should be £1150.00 pcm. c) They queried the floor area of the apartment as the Landlord has quoted both 936 sq ft and 679 sq ft in different parts of their literature. 12. The Tenant provided the following comparables: a) Crossbank, Salford. Two bedroom, two bathroom, second floor apartment. Advertised at £1150.00 pcm b) Crossbank, Salford. Two bedroom, two bathroom apartment. Advertised at £1150.00 pcm c) Camp Street, Salford. Two bedroom, two bathroom apartment. Advertised at £1100.00 pcm The Landlord 13. The Landlord made the following comments: a) The Landlord confirmed that the details of the property and the tenancy. b) They provided a summary report for the tenancy, including recent repairs undertaken. 14. The following comparables were provided by the Landlord: a) Clarence Street. Identical style apartment. Rent achieved £1325.00 pcm. b) Clarence Street. Identical style apartment. Rent achieved £1270.00 pcm. c) Clarence Street. Identical style apartment. Rent achieved £1255.00 pcm. d) Clarence Street. Identical style apartment. Advertised at £1260.00 pcm. e) Clarence Street. Identical style apartment. Advertised at £1265.00 pcm. f) Great Clowes Street. Similar specification and size of property. Reasonably close by. Advertised at £1250.00 pcm. g) Barnabas Drive. Similar specification and size of property. Reasonably close by. Advertised at £1295.00 pcm. h) The Vibe. Similar specification and size of property. Reasonably close by. Advertised at £1250.00 pcm.MAN/00BR/MRA/2026/0042 · 2026
15-17 Fairway View, Elisabeth Gardens, Stockport SK5 6GDMAN/00BS/LDC/2025/0624 · 2026
11 Tudor Close, Reddish, Stockport, SK5 7AJ: MAN/00BS/MNR/2026/0130MAN/00BS/MNR/2026/0130 · 2026
Apartment 3, Edward House, 30 Edward Street, Stockport, SK1 3DQ: MAN/00BS/MRA/2026/0001MAN/00BS/MRA/2026/0001 · 2026
Flat B, 1 Ashton Road, Denton, M34 3LF:MAN/00BT/MNR/2025/1033MAN/00BT/MNR/2025/1033 · 2026
Room 3, 23 Stockport Road, Ashton Under Lyne, OL7 0LA: MAN/00BT/MNR/2026/0090MAN/00BT/MNR/2026/0090 · 2026
Room 2, 23 Stockport Road, Ashton Under Lyne, OL7 0LA - MAN/00BT/MNR/2026/0094 MAN/00BT/MNR/2026/0094 · 2026
5 Union Close, Hattersley, Hyde, Hyde, SK14 3GJ: MAN/00BT/MNR/2026/0252MAN/00BT/MNR/2026/0252 · 2026
28 Albion Street, Old Trafford, Manchester, M 16 9LZ:MAN/00BU/F77/2025/0034MAN/00BU/F77/2025/0034 · 2026
STRETFORD HOUSE, STRETFORD, MANCHESTERMAN/00BU/HIN/2025/0627 · 2026
FLATS 1-4, 105 NORWOOD ROAD, STRETFORD, MANCHESTERMAN/00BU/LDC/2025/0700 · 2026
Bollington Mill, Brick Kiln Lane, Dunham Massey, Altrincham WA14 4TJMAN/00BU/LDC/2026/0010 · 2026
4, Clarendon Avenue, Altrincham WA15 8HDMAN/00BU/LVM/2023/0004 · 2026
Flat 1, 439 Chester Road, Old Trafford, Manchester, M16 9HA:MAN/00BU/MNR/2025/0999MAN/00BU/MNR/2025/0999 · 2026
Unit 2 - B, 20A Cross Street, Sale, Manchester M33 7AE: MAN/00BU/MNR/2026/0145MAN/00BU/MNR/2026/0145 · 2026
20 Great Oak Drive, Altrincham, WA15 8UH: MAN/00BU/MNR/2026/0230MAN/00BU/MNR/2026/0230 · 2026
Flat 4, 14 Melrose Avenue, Manchester, M33 3AZ: MAN/00BU/MNR/2026/0337MAN/00BU/MNR/2026/0337 · 2026
Flat 28, The Hawthorns, 114 Edge Lane, Stretford, Manchester, M328QA: MAN/00BU/MRA/2026/0006MAN/00BU/MRA/2026/0006 · 2026
125 Acacia Crescent, Beech Hill, Wigan, WN6 8NU: MAN/00BW/MNR/2026/0311MAN/00BW/MNR/2026/0311 · 2026
397 St Helens Road, Leigh WN7 3PQMAN/00BW/OAF/2025/0017 · 2026
17 Wilson Road Prescot Liverpool L35 5EX: MAN/00BX/MNR/2026/0059MAN/00BX/MNR/2026/0059 · 2026
77 Saunders Avenue, Prescot, Merseyside, L35 5DF: MAN/00BX/MNR/2026/0173MAN/00BX/MNR/2026/0173 · 2026
34 Appleton Road, Kirkby, Liverpool, L32 1BA : MAN/00BX/MNR/2026/0258 MAN/00BX/MNR/2026/0258 · 2026
Roach Estates and Property Management Ltd: MAN/00BY/HBA/2025/0003MAN/00BY/HBA/2025/0003 · 2026
Room 4, 90 Salisbury Road, Wavertree, Liverpool L15 1HWMAN/00BY/HMF/2024/0007 · 2026
MAN/00BY/HMF/2024/0014 & others: Various purpose-built student accommodation in LiverpoolMAN/00BY/HMF/2024/0014-AND-OTHERS-VARIOUS-PURPOSE-BUILT-STUDENT-ACCOMMODATION-IN-LIVERPOOL · 2026
Flat 2, 6 Lower Breck Road, Liverpool, L6 4BYMAN/00BY/HMG/2024/0004 · 2026
30 Douglas Road, Liverpool, L4 2RQMAN/00BY/HMG/2024/0602 · 2026
C101, Parliament Square, 8 Crump Street, Liverpool L1 0DQMAN/00BY/HMG/2024/0606 · 2026
Borden Court, 145-163 London Road, Liverpool, L3 8JAMAN/00BY/LAM/2024/0005 · 2026
503 BEREYS BUILDINGS, 33 GEORGE STREET, LIVERPOOL, L3 9LY: MAN/00BY/LBC/2025/0010MAN/00BY/LBC/2025/0010 · 2026
The Hollies, 35-37 Grange Lane, Gateacre, Liverpool L25 4RZMAN/00BY/LDC/2025/0604 · 2026
Silkhouse Court 7 Tithebarn Street Liverpool L2 2AAMAN/00BY/LDC/2025/0689 · 2026
Fox Street Village, 30 Fox Street, Liverpool L3 3BQMAN/00BY/LSC/2024/0201 · 2026
Apartments 402 & 502 Beetham Tower, 111 Old Hall Street, Liverpool L3 9BDMAN/00BY/LSC/2024/0610 · 2026
20 Galsworthy Avenue, Bootle L30 9SQMAN/00BY/LSC/2025/0622 · 2026
47 Berkeley Avenue,Liverpool,L12 4YS:MAN/00BY/MNR/2025/1051MAN/00BY/MNR/2025/1051 · 2026
Apartment 304, Silkhouse Court, 7 Tithebarn Street, Liverpool, L2 2AA:MAN/00BY/MNR/2025/1068MAN/00BY/MNR/2025/1068 · 2026
Apt. 516, 1 Stafford St, Liverpool, L3 8LY: MAN/00BY/MNR/2026/0068MAN/00BY/MNR/2026/0068 · 2026
19 Kilshaw Street, Liverpool, L6 2BQ : MAN/00BY/MNR/2026/0108MAN/00BY/MNR/2026/0108 · 2026
311 Princes Wharf, 2 Pioneer Square, Liverpool L5 9AB: MAN/00BY/MNR/2026/0127MAN/00BY/MNR/2026/0127 · 2026
7 Smithdown Grove, Liverpool, L7 3QQ: MAN/00BY/MNR/2026/0134MAN/00BY/MNR/2026/0134 · 2026
Flat 4, 37 Peel Street, Liverpool, L8 3SY: MAN/00BY/MNR/2026/0135MAN/00BY/MNR/2026/0135 · 2026
502 Wellington Wharf, 4 Lightbody Street, Liverpool, L5 9AE: MAN/00BY/MNR/2026/0158MAN/00BY/MNR/2026/0158 · 2026
Apartment 9, 8 Ibbotson's Lane, Liverpool, L17 1AL: MAN/00BY/MNR/2026/0172MAN/00BY/MNR/2026/0172 · 2026
224 Barlows Lane, Liverpool, L9 9JA: MAN/00BY/MNR/2026/0236MAN/00BY/MNR/2026/0236 · 2026
9 Harrier Close, Maghull, L31 1FS: MAN/00BY/MNR/2026/0240MAN/00BY/MNR/2026/0240 · 2026
717, 1 Stafford Street, Liverpool, L3 8LZ: MAN/00BY/MRA/2026/0038MAN/00BY/MRA/2026/0038 · 2026
6 Stapeley Gardens, Halewood, Liverpool L26 9YGMAN/00BY/OC6/2025/0003 · 2026
Flat 6, 94 Princes Road, Liverpool, L8 8AD: MAN/00BZ/MNR/2026/0051MAN/00BZ/MNR/2026/0051 · 2026
Living room, kitchen/diner, downstairs wc, four bedrooms and two bathrooms. Outside: Off road parking. The Property benefits from central heating, double glazing, flooring throughout, blinds and a full range of kitchen white goods. The Property is situated in Earlstown area of Newton-le-Willows, with good access to local amenities. Evidence 10. The parties completed the relevant MR1 (tenant) and MR2 (landlord) forms. The Tenant 11. The Tenant made the following comments: a) The Tenant confirmed that they had replaced the flooring downstairs. 12. The Tenant did not provide comparable rental evidence. The Landlord 13. The Landlord made the following comments: a) They provided a comprehensive summary report on the tenancy, including details of repairs undertaken during the tenancy. 14. The following comparables were provided by the Landlord: a) Shearer Close, Sutton, St. Helens. Four bedroom, two bathroom, semidetached house. Advertised at £1450.00 pcm. b) 4 Hoy Drive, Newton-le-Willows. Identical unit to the Property. Rent achieved at £1410.00 pcm in June 2026.MAN/00BZ/MRA/2026/0022 · 2026
18 Leyland Road Southport PR8 1AS 35 Albert Road Southport PR9 0LQMAN/00CA/HNA/2025/0640-PLUS-MAN/00CA/HNA/2025/0726 · 2026
16 Halidon Court, Liverpool, L20 4ULMAN/00CA/HNA/2026/0001-0002 · 2026
27 Norton Grove, Maghull, Liverpool, L31 5JX:MAN/00CA/MNR/2026/0308MAN/00CA/MNR/2026/0308 · 2026
40 New Ferry Road, New Ferry, Merseyside, CH62 1BJMAN/00CB/HML/2024/0003 · 2026
1 Downham Road South, Heswall, Wirral, CH60 5SGMAN/00CB/LDC/2025/0669 · 2026
50 Colmore Avenue, Spital, Wirral, CH63 9NL:MAN/00CB/MNR/2025/1065MAN/00CB/MNR/2025/1065 · 2026
Flat 4, 233 Beckwith Street, Birkenhead, Merseyside, CH41 4HW: MAN/00CB/MNR/2026/0139MAN/00CB/MNR/2026/0139 · 2026
77 Townmeadow Lane, Moreton, Wirral, CH46 7TA: MAN/00CB/MNR/2026/0162 MAN/00CB/MNR/2026/0162 · 2026
7 Eastgate Barnsley S70 4EPMAN/00CC/HMD/2025/0001 · 2026