Rent tribunal decisions in M28, Manchester
12 published rent tribunal decisions in M28 (Manchester), 2 under the Renters’ Rights Act rules (100% cut). What landlords proposed, what the First-tier Tribunal set and why, linked to GOV.UK.
Condition comes up in 2 market-rent decisions in M28 (Manchester). The tribunal values the home as it is.
Tenants asked the tribunal to delay the new rent for undue hardship once; it agreed in none.
Median market rent the tribunal set in M28 (Manchester), all years, £ a month.
New rules Notices from 1 May 2026
- Decided
- 2
- Set below the proposal
- 100% England 61%
- Median cut, where cut
- −7.7% £105 a month
- Median wait, application to decision
- 48 days
- Cut 100%
- Confirmed 0%
Only 2 so far: read them as examples, not a rate.
Earlier rules Notices before 1 May 2026
- Decisions
- 8
- Set below the proposal
- 75% of 4 with both figures
- Set above the proposal
- 0%
- Median rent set
- £1,148
- Cut 75%
- Confirmed 25%
Raising rents in M28 (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 12 of 12. Open one for the figures, the evidence and the tribunal’s reasons.
| Decided | Where | Paid before | Proposed | Set | Outcome | Rules |
|---|---|---|---|---|---|---|
| 3 Sep 2026 | Mullineux Street, Manchester M283-bed end-terrace house · Salford | £1,235 | £1,465 | £1,295 | Cut 11.6% | New rules |
| 13 Aug 2026 | Velveteen Crescent, Worsley M283-bed terraced house · Salford | £1,375 | £1,420 | £1,375 | Cut 3.2% | Earlier rules |
| 11 Aug 2026 | Fenman Mews, Manchester M282-bed flat · Salford | £895 | £1,035 | £995 | Cut 3.9% | New rules |
| 30 Jun 2026 | Newearth Road, Manchester M28Unfurnished semi-detached house · Salford | £725 | £1,200 | £1,200 | Confirmed | Earlier rules |
| 19 May 2026 | Salford M282-bed semi-detached house · Salford | £900 | £1,000 | £900 | Cut 10% | Earlier rules |
| 23 Apr 2025 | Holyoake Road, Manchester M283-bed semi-detached house · Salford | — | — | £1,125 | Set | Earlier rules |
| 22 Jul 2024 | Laburnum Road, Manchester M283-bed unfurnished semi-detached house · Salford | — | £1,275 | £1,250 | Cut 2% | Earlier rules |
| 22 Jul 2024 | Mullineux Street, Manchester M283-bed semi-detached house · Salford | — | — | £1,000 | Set | Earlier rules |
| 26 Mar 2024 | Ermine Close, Manchester M283-bed unfurnished end-terrace house · Salford | — | — | £1,170 | Set | Earlier rules |
| 9 May 2023 | Worsley Gardens, Salford M281-bed unfurnished flat · Salford | — | — | £750 | Set | Earlier rules |
| 27 Feb 2023 | Lumber Lane, Manchester M28Salford | £791 | — | £1,014 | Registered | Fair rent |
| 30 Mar 2020 | Lumber Lane, Manchester M28Salford | — | — | £791 | Registered | Fair rent |
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
- Tenant sent comparables 4
- Achieved rents cited 4
- Landlord sent comparables 3
- Hearing held 2
- Landlord used an agent 2
- Disrepair raised 2
- Damp or mould raised 2
- Home inspected 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 M28 (Manchester) by bedrooms and type, so you can compare homes like yours.
| Type of home | Decisions | Median rent set | Cut below the proposal |
|---|---|---|---|
| 1-bed flats | 1 | £750 | — |
| 2-bed flats | 1 | £995 | — |
| 2-bed houses | 1 | £900 | — |
| 3-bed houses | 6 | £1,210 | 100% of 3 |
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)
2 Rent Act 1977 decisions in M28 (Manchester), median £902 a month, 2 limited by the Maximum Fair Rent Order. A different law from Section 13.
| Decided | Where | Paid before | Proposed | Set | Outcome | Rules |
|---|---|---|---|---|---|---|
| 27 Feb 2023 | Lumber Lane, Manchester M28Salford | £791 | — | £1,014 | Registered | Fair rent |
| 30 Mar 2020 | Lumber Lane, Manchester M28Salford | — | — | £791 | 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 M28 (Manchester)?
12 published decisions: 2 on notices under the Renters’ Rights Act rules, 8 under the earlier rules and 2 fair-rent decisions for regulated tenancies. The list is refreshed daily from GOV.UK.
Does the tribunal usually cut rent increases in M28 (Manchester)?
Under the new rules, 2 of 2 decisions here (100%) set the rent below the landlord’s notice, against 61% across England. Where it cut, the median cut was −7.7%.
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 M28 (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 M28 (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 1 Nov 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.