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  1. England
  2. North West
  3. Greater Manchester
  4. Manchester
  5. M13
Cut 11.8%Earlier rulesMAN/00BN/MNR/2026/0166

1-bed unfurnished flat, Birch Lane, Manchester M13: rent tribunal decision

Landlord proposed £850; the First-tier Tribunal set £750 (−11.8%) on 7 Sep 2026 under the earlier rules. Case MAN/00BN/MNR/2026/0166.

Rent paid before
£750
a month
Landlord proposed
£850
+13.3% on the rent paid
Tribunal set
£750
−11.8% against the proposal
Decided
7 Sep 2026
Applied
27 Dec 2025
Wait
254 days
Rules
Earlier rules
Notice start date
28 Dec 2025
Decided on
The papers
Council
Manchester
Tribunal region
Northern

The home

6 1-bed flats decided in Manchester →
Type
Flat
Bedrooms
1
Furnishing
Unfurnished
Parking
Yes

As the tribunal described the home in its decision.

What the decision shows

The landlord proposed £850 a month (+13.3% on the £750 already paid). The tribunal set £750, £100 a month (−11.8%) below the proposal: about £1,200 over a year.

Damp or mould came up in the decision. Condition the landlord is responsible for is usually deducted from the market rent.

The tenant asked for the new rent to start later for undue hardship; the tribunal agreed.

Read the full decision on GOV.UK ↗

Evidence and issues

  • Landlord sent comparables
  • Tenant sent comparables
  • Achieved rents cited
  • Asking rents cited
  • Portal listings cited
  • Disrepair raised
  • ✓ Damp or mould raised
  • Hearing held
  • Home inspected
  • ✓ Landlord used an agent
  • ✓ Hardship delay asked for
  • Landlord ordered to repay the £47 fee
  • ✓ Notice validity raised

Read from the published text. Highlighted items are mentioned in the decision; read it on GOV.UK for the detail.

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How Manchester compares

All decisions in Manchester →
50% cut

Share of 2 new-rules decisions in Manchester set below the proposal.

£850

Median market rent the tribunal set in Manchester, a month.

65

Market-rent decisions in Manchester. Filter them.

Other 1-bed flats in Manchester

See all →

Tenants: is my rent increase notice valid? Landlords and agents: check a proposed rent · more decisions that cut the rent.

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  • Comparables, condition and service record bundled for the tribunal as you go
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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.