Rent tribunal decisions in M21, Manchester
13 published rent tribunal decisions in M21 (Manchester). What landlords proposed, what the First-tier Tribunal set and why, linked to GOV.UK.
Condition comes up in 1 market-rent decisions in M21 (Manchester). The tribunal values the home as it is.
Tenants asked the tribunal to delay the new rent for undue hardship once; it agreed once.
Median market rent the tribunal set in M21 (Manchester), all years, £ a month.
New rules Notices from 1 May 2026
No decisions under the new rules in M21 (Manchester) yet. The first were published from June 2026; challenges to notices served now will follow.
Earlier rules Notices before 1 May 2026
- Decisions
- 8
- Set below the proposal
- 67% of 3 with both figures
- Set above the proposal
- 0%
- Median rent set
- £826
- Cut 67%
- Confirmed 33%
Raising rents in M21 (Manchester)? Abide.Rent checks each proposed rent against local evidence and tribunal outcomes before you serve.
Start your free trialEvery recent decision
The latest 13 of 13. Open one for the figures, the evidence and the tribunal’s reasons.
| Decided | Where | Paid before | Proposed | Set | Outcome | 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 |
| 29 Apr 2025 | Vaughan Road, Manchester M213-bed unfurnished house · Manchester | £1,400 | £1,700 | £1,650 | Cut 2.9% | Earlier rules |
| 5 Feb 2025 | Kings Road, Manchester M213-bed semi-detached house · Manchester | — | — | £1,500 | Set | Earlier rules |
| 22 Jan 2025 | Hastings Avenue, Manchester M21Manchester | £445 | — | £520 | Registered | Fair rent |
| 22 Jan 2025 | Lynton Road, Manchester M21Manchester | — | — | — | Registered | Fair rent |
| 22 Jan 2025 | Manchester M21Manchester | — | — | — | Registered | Fair rent |
| 26 Oct 2023 | Ellesmere Road, Manchester M21Unfurnished flat · Manchester | — | — | £625 | Set | Earlier rules |
| 10 Nov 2022 | Ellesmere Road, Manchester M21Room in a shared house · Manchester | — | — | £495 | Set | Earlier rules |
| 12 Feb 2021 | Willaston Close, Manchester M212-bed unfurnished flat · Manchester | — | — | £675 | Set | Earlier rules |
| 14 Oct 2020 | Pinewood Road, Manchester M21Manchester | £542 | — | £605 | Registered | Fair rent |
| 14 May 2019 | Peveril Crescent, Manchester M211-bed flat · Manchester | £365 | — | £508 | Registered | Fair rent |
| 30 Jan 2019 | Oswald Road, Manchester M213-bed unfurnished semi-detached house · Manchester | — | — | £802 | Set | 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 3
- Hearing held 2
- Home inspected 2
- Landlord used an agent 2
- Landlord sent comparables 1
- Asking rents cited 1
- Disrepair raised 1
- Hardship delay asked for 1
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 M21 (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 | 1 | £495 | — |
| 2-bed flats | 2 | £763 | — |
| 3-bed houses | 4 | £1,325 | — |
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)
5 Rent Act 1977 decisions in M21 (Manchester), median £520 a month, 3 limited by the Maximum Fair Rent Order. A different law from Section 13.
| Decided | Where | Paid before | Proposed | Set | Outcome | Rules |
|---|---|---|---|---|---|---|
| 22 Jan 2025 | Hastings Avenue, Manchester M21Manchester | £445 | — | £520 | Registered | Fair rent |
| 22 Jan 2025 | Lynton Road, Manchester M21Manchester | — | — | — | Registered | Fair rent |
| 22 Jan 2025 | Manchester M21Manchester | — | — | — | Registered | Fair rent |
| 14 Oct 2020 | Pinewood Road, Manchester M21Manchester | £542 | — | £605 | Registered | Fair rent |
| 14 May 2019 | Peveril Crescent, Manchester M211-bed flat · Manchester | £365 | — | £508 | Registered | Fair rent |
Nearby districts
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 M21 (Manchester)?
13 published decisions: 0 on notices under the Renters’ Rights Act rules, 8 under the earlier rules and 5 fair-rent decisions for regulated tenancies. The list is refreshed daily from GOV.UK.
Does the tribunal usually cut rent increases in M21 (Manchester)?
There are no new-rules decisions here yet. Across England, 65% of new-rules decisions set the rent below the notice, with a median cut of −5.7%.
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 M21 (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 M21 (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.