Furnished room with an en-suite bathroom in a shared property in Ashton-under-Lyne. The landlord proposed increasing the monthly rent from £675 to £725, effective from 8 March 2026.
The tribunal found that:
- Other rooms in the same building provided the strongest rental evidence. Comparisons elsewhere in Tameside were generally too distant to rely upon.
- The appropriate market rent was £700 a month, including utilities, broadband, Council Tax, a TV licence and communal cleaning.
- No reduction for condition was needed: the communal areas were in good condition, and no issues were found that would affect market rent.
The rent was therefore set £25 above the existing rent and £25 below the proposed amount, effective from 8 March 2026.
Two-bedroom terraced house in Calverley, Leeds. The landlord proposed increasing the monthly rent from £895 to £950, effective from 18 July 2026.
The tribunal found that:
- The property would command around £1,000 a month if modernised and in good order.
- The drainage problems justified a £75 monthly reduction, resulting in a rent of £925.
- Although the landlord may not have caused the drainage problems, he had not taken appropriate steps to remedy them and had largely left the tenant to resolve matters herself.
The new rent takes effect on 18 October 2026, rather than the landlord’s proposed July date.
First-floor flat, West London. The landlord proposed increasing the monthly rent from £1,200 to £1,750, effective from 24 June 2025.
The tribunal found that:
- Although described by the landlord as a two-bedroom flat, its 39.6m² floor area was more consistent with a small one-bedroom flat. It also lacked a conventional lounge.
- Both parties’ rental evidence lacked sufficient detail. An agent’s valuation suggested £2,201 a month, but there was no evidence confirming an inspection.
- The rent in good order would be £1,650 a month. A 15% deduction reflected poor communal access, basic fittings, poor workmanship, a small bathroom and old glazing.
The tribunal set the rent at £1,402.50 a month, effective from 24 June 2025.
Furnished two-bedroom flat in central Manchester. The landlord proposed increasing the monthly rent from £1,650 to £1,700, effective from 18 August 2026.
The tribunal found that:
- The flat offered attractive accommodation, including two bathrooms and a balcony. Its furniture was basic but in good condition, and no ongoing maintenance issues were identified.
- The most useful comparisons were properties in the same building or immediately neighbouring developments of similar age, character and specification.
- Taking the evidence and its knowledge of the local market into account, the appropriate market rent was £1,450 a month.
The new rent took effect on 18 September 2026. This was £200 below the existing rent and £250 below the proposed rent.
Key takeaways for letting agents
Reassess the whole rent before proposing an increase
The Manchester case shows that a tribunal challenge can result in rent being set below the amount already payable. A modest proposed increase does not establish that the resulting rent reflects market value. Before recommending a rise, agents should review the evidence supporting the full rental amount.
Choose closely matched comparisons and explain the differences
Properties within the same building or immediate neighbourhood carried particular weight in Manchester and Ashton-under-Lyne. The London tribunal, meanwhile, found that the information supplied was insufficient for accurate comparisons.
Agents should record relevant details such as floor area, layout, bathrooms, furnishings, condition and included services. Clearly distinguish advertised rents from agreed rents: both featured in these decisions, but their usefulness depends on how closely the properties match and how much supporting detail is available.
Look beyond the advertised bedroom count
In London, the tribunal considered the flat’s size more consistent with a small one-bedroom property, despite the landlord describing it as having two bedrooms. It also identified the absence of a conventional lounge.
When assessing rent, consider how the accommodation functions as a home. Floor area, room sizes, and usable living space can make properties with the same bedroom count materially different.
Give valuations a clear supporting basis
The London tribunal had no evidence confirming that the agent who supplied a valuation had inspected the property. This highlights the value of explaining how an assessment was reached, including whether an inspection took place, which comparisons were used and how condition affected the figure. An agent’s opinion should be supported by evidence that the tribunal can assess.
Assess condition and follow repairs through to resolution
The Leeds drainage problems reduced rental value even though the landlord may not have caused the underlying fault. In London, poor communal access, fittings, workmanship and glazing contributed to a deduction.
By contrast, the Ashton-under-Lyne tribunal found no condition issues requiring an adjustment. Keep dated photographs, repair records and evidence of completed work. Establish whether problems remain unresolved and whether repairs have restored the property’s use and condition.
Keep landlord and agent records consistent
In Leeds, messages contradicted the account of when the landlord became aware of the drainage problem. Where landlords handle maintenance themselves, agents should still obtain the relevant records and check the chronology before presenting evidence or recommending a rent increase.
Check when the determined rent becomes payable
The Leeds and Manchester rents took effect after the decisions. The Ashton-under-Lyne and London awards took effect from the original dates in their notices, with the London determination reaching back more than a year.
These cases involved notices and applications from different periods. Agents should check the applicable procedure and the decision before updating accounts or advising on payments. The older cases also show that requests to postpone the effective date on hardship grounds need supporting financial evidence.
10 key changes landlords need to know
The Renters’ Rights Act 2025 will bring significant changes for landlords across England. This guide has been created to support landlords through the transition, it also highlights how professional letting agents can help ensure compliance, reduce risk and manage tenancies with confidence.
