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Rent tribunal decisions in Manchester
91 published rent tribunal decisions in Manchester, 2 under the Renters’ Rights Act rules (50% cut). What landlords proposed, what the First-tier Tribunal set and why, linked to GOV.UK.
The tribunal valued the home above the notice but could only award the notice figure. Under-pricing is now a 12-month ceiling.
New-rules decisions where the rent was held at, or set below, what the tenant already paid.
Condition comes up in 13 market-rent decisions in Manchester. The tribunal values the home as it is.
New rules Notices from 1 May 2026
- Decided
- 2
- Set below the proposal
- 50% England 65%
- Median cut, where cut
- −14.7% £250 a month
- Median wait, application to decision
- 51 days
- Cut 50%
- Confirmed 50%
Only 2 so far: read them as examples, not a rate.
Earlier rules Notices before 1 May 2026
- Decisions
- 63
- Set below the proposal
- 78% of 23 with both figures
- Set above the proposal
- 0%
- Median rent set
- £850
- Cut 78%
- Confirmed 22%
Raising rents in Manchester? Abide.Rent checks each proposed rent against local evidence and tribunal outcomes before you serve.
Start your free trialLatest under the new rules
Notices served from 1 May 2026. The tribunal cannot go above the notice.
Every recent decision
The latest 30 of 91. Open one for the figures, the evidence and the tribunal’s reasons.
| Decided | Where | Paid before | Proposed | Set | Outcome | Rules |
|---|---|---|---|---|---|---|
| 23 Sep 2026 | Chudleigh Road, Manchester M83-bed unfurnished terraced house · Manchester | £840 | £925 | £900 | Cut 2.7% | Earlier rules |
| 22 Sep 2026 | Carnaby Street, Manchester M92-bed unfurnished terraced house · Manchester | £975 | £1,050 | £975 | Cut 7.1% | Earlier rules |
| 21 Sep 2026 | Gabriel Close, Manchester M123-bed semi-detached house · Manchester | £1,213 | £1,456 | £1,450 | Cut 0.4% | Earlier rules |
| 17 Sep 2026 | Lower Chatham Street, Manchester M1Manchester | £1,650 | £1,700 | £1,450 | Cut 14.7% | New rules |
| 7 Sep 2026 | Birch Lane, Manchester M131-bed unfurnished flat · Manchester | £750 | £850 | £750 | Cut 11.8% | Earlier rules |
| 28 Aug 2026 | Fog Lane, Manchester M192-bed unfurnished flat · Manchester | — | £1,000 | £950 | Cut 5% | Earlier rules |
| 20 Aug 2026 | Hyde Rd, Manchester M184-bed terraced house · Manchester | £1,000 | £1,200 | £1,200 | Confirmed | New rules |
| 20 Aug 2026 | Manchester M81-bed furnished flat · Manchester | £750 | £850 | £800 | Cut 5.9% | Earlier rules |
| 16 Jul 2026 | Manchester M404-bed semi-detached house · Manchester | £1,800 | £2,000 | £2,000 | Confirmed | Earlier rules |
| 9 Jul 2026 | Pine Road, Manchester M20Room in a shared house · Manchester | £525 | £750 | £525 | Cut 30% | Earlier rules |
| 8 Jul 2026 | Sheen Gardens, Manchester M222-bed part furnished flat · Manchester | £1,100 | £1,210 | £1,150 | Cut 5% | Earlier rules |
| 6 Jul 2026 | Langdale Avenue, Manchester M193-bed terraced house · Manchester | £1,220 | £1,400 | £1,250 | Cut 10.7% | Earlier rules |
| 6 Jul 2026 | Beaver Road, Manchester M202-bed furnished flat · Manchester | £1,295 | £1,395 | £1,350 | Cut 3.2% | Earlier rules |
| 3 Jul 2026 | Milton Grove, Manchester M16Room in a shared house · Manchester | £450 | — | £450 | Set | Earlier rules |
| 2 Jul 2026 | Upper Chorlton Road, Manchester M163-bed part furnished flat · Manchester | £1,375 | £1,425 | £1,425 | Confirmed | Earlier rules |
| 2 Jul 2026 | Rusholme Place, Manchester M141-bed furnished flat · Manchester | £1,050 | £1,300 | £1,100 | Cut 15.4% | Earlier rules |
| 17 Jun 2026 | Donnison Street, Manchester M122-bed furnished terraced house · Manchester | £860 | £1,032 | £1,032 | Confirmed | Earlier rules |
| 10 Jun 2026 | Blantyre Street Manchester M15Manchester | — | — | — | Struck out | Earlier rules |
| 6 Jun 2026 | Milton Grove, Manchester M16Room in a shared house · Manchester | £410 | — | £430 | Set | Earlier rules |
| 2 Jun 2026 | Manchester M212-bed flat · Manchester | £780 | £850 | £850 | Confirmed | Earlier rules |
| 11 May 2026 | Vaughan Road, Manchester M213-bed unfurnished semi-detached house · Manchester | £900 | £1,500 | £1,150 | Cut 23.3% | Earlier rules |
| 11 May 2026 | Burnage Lane, Manchester M193-bed unfurnished semi-detached house · Manchester | £1,000 | £1,300 | £1,300 | Confirmed | Earlier rules |
| 5 May 2026 | Totland Close, Manchester M122-bed furnished flat · Manchester | £950 | £1,075 | £850 | Cut 20.9% | Earlier rules |
| 1 Apr 2026 | Hartington Street, Manchester M14Manchester | £105 | — | £119 | Registered | Fair rent |
| 7 Jul 2025 | Greenlea Avenue, Manchester M182-bed unfurnished flat · Manchester | — | — | £675 | Set | Earlier rules |
| 7 Jul 2025 | Farrant Road, Manchester M12Manchester | — | — | £975 | Set | Earlier rules |
| 7 Jul 2025 | Sheen Gardens, Manchseter M222-bed unfurnished flat · Manchester | — | — | £975 | Set | Earlier rules |
| 8 May 2025 | Ottawa Close, Manchester M23Manchester | £442 | — | £628 | Registered | Fair rent |
| 1 May 2025 | Bardsley Street, Manchester M402-bed unfurnished terraced house · Manchester | £600 | £850 | £600 | Cut 29.4% | Earlier rules |
| 29 Apr 2025 | Vaughan Road, Manchester M213-bed unfurnished house · Manchester | £1,400 | £1,700 | £1,650 | Cut 2.9% | Earlier rules |
Decisions by month
Last 12 months with a published decision. Tribunals publish weeks after deciding, so the latest month fills in over time.
What came up
- Damp or mould raised 24
- Hearing held 13
- Disrepair raised 13
- Landlord sent comparables 11
- Hardship delay asked for 11
- Home inspected 10
- Tenant sent comparables 10
- Portal listings cited 10
Counted from the text of market-rent decisions. Older decisions often publish the rent only, without reasons.
By type of home
Market-rent decisions in Manchester by bedrooms and type, so you can compare homes like yours.
| Type of home | Decisions | Median rent set | Cut below the proposal |
|---|---|---|---|
| Rooms in shared houses | 4 | £473 | — |
| 1-bed flats | 6 | £750 | 100% of 3 |
| 2-bed flats | 12 | £875 | 83% of 6 |
| 3-bed flats | 1 | £1,425 | — |
| 2-bed houses | 8 | £643 | 75% of 4 |
| 3-bed houses | 15 | £985 | 86% of 7 |
| 4-bed houses | 2 | £1,600 | — |
All rules and years together. Type and bedrooms are read from the tribunal’s description of the home; older decisions often do not describe it.
Fair rents (regulated tenancies)
26 Rent Act 1977 decisions in Manchester, median £442 a month, 18 limited by the Maximum Fair Rent Order. A different law from Section 13.
| Decided | Where | Paid before | Proposed | Set | Outcome | Rules |
|---|---|---|---|---|---|---|
| 1 Apr 2026 | Hartington Street, Manchester M14Manchester | £105 | — | £119 | Registered | Fair rent |
| 8 May 2025 | Ottawa Close, Manchester M23Manchester | £442 | — | £628 | Registered | Fair rent |
| 29 Apr 2025 | Kirkmanshulme Lane, Manchester M12Manchester | £368 | — | £518 | Registered | Fair rent |
| 2 Apr 2025 | Mauldeth Road West, Manchester M20Manchester | £2,492 | — | £2,951 | Registered | Fair rent |
| 4 Mar 2025 | Whalley Rd, Whalley Range M16Manchester | £409 | — | £522 | Registered | Fair rent |
Other councils in Greater Manchester
Reading these decisions
- Each decision values one home on the evidence in front of the tribunal. It is not a rent for the street.
- A confirmed rent under the new rules means the market was at least that high; the tribunal could not go higher.
- The tribunal can set a rent below what the tenant already pays, usually for condition or a weak evidence pack.
Tenants: is my rent increase notice valid? Landlords and agents: tribunal risk checker · all new-rules decisions.
Questions agents and landlords ask
How many rent tribunal decisions are there in Manchester?
91 published decisions: 2 on notices under the Renters’ Rights Act rules, 63 under the earlier rules and 26 fair-rent decisions for regulated tenancies. The list is refreshed daily from GOV.UK.
Does the tribunal usually cut rent increases in Manchester?
Under the new rules, 1 of 2 decisions here (50%) set the rent below the landlord’s notice, against 65% across England. Where it cut, the median cut was −14.7%.
Can the tribunal set a higher rent than the landlord proposed?
Not for notices served from 1 May 2026. The tribunal sets the open-market rent or the notice figure, whichever is lower, and the new rent starts from the decision with no backdating. Under the earlier rules it could go higher, which is why the two are shown separately.
How should I price a rent increase in Manchester?
Start from rents actually achieved for similar homes nearby, recent and close, then adjust for condition, furnishing and what is included. Tribunal decisions show the risk of getting it wrong; they are not a price list. Keep the comparables and condition record before you serve the notice.
Serve rent increases in Manchester that survive a challenge
- Every proposed rent checked against local tribunal outcomes before the notice goes out
- Form 4A prepared, served and proven, with the 52-week clock tracked per tenancy
- Comparables, condition and service record bundled for the tribunal as you go
Source: every First-tier Tribunal (Property Chamber) rent decision published on GOV.UK, read by Abide.Rent and refreshed daily (last 23 Oct 2026). Street, town and postcode district only; open any decision for the tribunal’s published reasons on GOV.UK. Rents are shown a month; weekly rents are converted (× 52 ÷ 12). Contains public sector information licensed under the Open Government Licence v3.0. Decisions are evidence of risk, not a price list. Not legal advice.