Renters Rights Act 2025: A Professional Report

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The Renters' Rights Act: A Manchester Landlord's Guide

The Renters' Rights Act has reshaped the private rented sector in England more significantly than any housing reform in recent decades. For Manchester landlords, the biggest change is evident: Section 21 has gone, fixed-term Assured Shorthold Tenancies have transitioned to periodic tenancies, and landlords must now rely on specific Section 8 grounds to secure possession.

For portfolio landlords, HMO owners, and buy-to-let investors across Manchester, South Manchester and Cheshire, this is not simply an administrative update. It impacts tenancy agreements, rent increases, possession planning, student lets, advertising, property standards, tenant complaints and compliance records.

This guide outlines the key changes and the actionable actions landlords should take now.

Section 21 Has Been Abolished

Section 21 previously authorised landlords to reclaim possession of a property without establishing tenant fault. It offered a route to end an Assured Shorthold Tenancy once the correct notice and procedural requirements had been met.

That route has now been withdrawn.

Landlords can no longer issue a new Section 21 notice. The only legal route to possession is now Section 8, which means the landlord must evidence a valid legal ground. This alters the risk profile of letting property because possession is no longer an guaranteed process based on notice expiry.

For Manchester landlords planning to offload, move into a property, renovate a house, or manage student accommodation, possession strategy now needs to be prepared much earlier. Evidence matters. Timelines matter. The correct ground matters.

Existing ASTs Have Converted to Periodic Tenancies

Every existing Assured Shorthold Tenancy transferred to an Assured Periodic Tenancy under the new regime. This means there is no longer a definite end date that landlords can rely on.

A periodic tenancy rolls from rental period to rental period, usually month to month. Tenants can end the tenancy by giving two months' formal notice, but landlords cannot simply wait for a fixed term to expire and then demand possession.

Existing tenancy agreements still matter, but fixed-term clauses, minimum-term commitments and break clauses are no longer binding in the same way. Landlords should review all tenancy templates and delete outdated Assured Shorthold Tenancy wording before granting new tenancies.

The 31 May Information Sheet Deadline

One of the most immediate compliance duties is the requirement to deliver the Government Information Sheet to existing tenants. Tenants whose tenancies transitioned to periodic tenancies must receive the document by 31 May 2026.

Where a tenancy was previously spoken rather than written, landlords must also provide a Written Statement of Terms.

Failure to issue the stipulated documents can expose landlords to civil penalties of up to £7,000 per breach. For landlords with multiple properties, this can quickly become a considerable financial risk.

Landlords should retain evidence of service, including the date, method and tenant details. A simple email record may not be enough if the process is irregular. A robust compliance trail is now necessary.

The New Section 8 Possession Grounds

Section 8 is now the central possession route for private landlords. Some grounds are binding, meaning the court must award possession if the ground is demonstrated. Others are flexible, meaning the court rules whether possession is appropriate.

Key Section 8 Grounds for Landlords

• Ground 1, where the landlord or a close family member intends to live in the property as their main home.
• Ground 1A, where the landlord intends to sell the property.
• Ground 4A, which facilitates student-let cycles by allowing possession where a eligible student property needs to be re-let for the next academic year.
• Ground 6, where the landlord intends to remove or considerably redevelop the property.
• Ground 8, where the tenant is in severe rent arrears.
• Ground 8A, which covers repeated arrears.
• Ground 14, which refers to anti-social behaviour.

For Manchester landlords, Ground 4A is especially important in student areas such as Fallowfield, Withington and Rusholme. Without a practical student possession ground, landlords could find it difficult to align tenancies with the academic year.

Rent Bidding Is Now Banned

The Renters' Rights Act also introduces a rent bidding ban. Landlords and letting agents must market a property at a specific rental figure. That advertised figure is the maximum rent that can be received.

This means phrases such as "offers over", "from £X", "guide price" or "price on application" should not be featured in residential lettings advertising.

Even if a tenant spontaneously proposes more than the advertised rent, taking that offer can contravene the rules. This makes exact pricing more essential than ever.

In active Manchester markets, including Didsbury, Chorlton, Salford Quays and thriving student areas, landlords need robust comparable evidence before listing. Undervaluing the property may diminish yield. Overvaluing the property may prolong void periods. There is no longer a acceptable bidding process to adjust the rent upwards later.

Property Portal Registration

The Act creates a new Private Rented Sector Database, commonly referred to as the Property Portal. Landlords and privately rented properties must be enrolled.

The portal is designed to hold key compliance information, including gas safety records, electrical safety certificates, EPC details, deposit information, licensing status and enforcement history.

A landlord who has not listed may be unable to file a valid Section 8 notice. This makes registration a possession issue as well as an practical duty.

Manchester landlords should assemble property files now. Each property should have a structured folder storing certificates, licence references, tenancy documents, deposit evidence and repair records.

Decent Homes Standard for Private Lets

The Decent Homes Standard is being extended to the private rented sector. This sets a statutory baseline for property condition.

A rented property must be in a reasonable state of repair, have proper modern facilities, deliver suitable thermal comfort and be free from serious Category 1 hazards.

This is particularly pertinent for older Manchester housing stock, including Victorian terraces, period conversions, older HMOs and properties that have been occupied for many years without major refurbishment.

A licensed HMO will not automatically satisfy the Decent Homes Standard. Licensing and property condition standards overlap, but they are not identical. Damp, mould, excess cold, unsafe electrics, inadequate heating or serious fall risks can still produce compliance problems.

Awaab's Law and Damp and Mould Duties

Awaab's Law imposes rigorous duties on landlords when tenants raise damp, mould or serious hazards. Landlords must inspect within defined timescales, supply written findings, and start remedial action within the prescribed period.

For Manchester landlords, the key issue is process. A casual repair system reliant on text messages, email chains or oral updates is no longer adequate.

Every report should be recorded. Every inspection should be recorded. Every outcome should be recorded in writing. Where remedial work is needed, landlords should note instructions, contractor attendance, completion dates and tenant communication.

Pets, Benefits and Anti-Discrimination Rules

Tenants now have a statutory right to request a pet. Landlords can reject only where there is a valid ground, such as a leasehold restriction, inappropriate property type or animal welfare concern. A blanket "no pets" policy is doubtful to be permissible.

The Act also restricts blanket refusals against tenants with children or tenants in receipt of benefits. Landlords can still appraise affordability, referencing, income and suitability. What they cannot do is rule out an entire group wholesale.

Lettings adverts should be examined carefully. Phrases such as "no DSS", "professionals only" or "no children" may carry enforcement risk.

Private Rented Sector Ombudsman

Private landlords must also be a member to the new Private Rented Sector Ombudsman. This provides tenants a structured route to submit complaints about repairs, communication, conduct, deposits and property management.

For well-run landlords, the Ombudsman should be workable. Proper records, timely responses and comprehensive repair trails will assist respond to complaints. For landlords with deficient communication or informal systems, the liability is much higher.

Manchester Landlords Action Plan

Landlords should now conduct a structured compliance review.

• Serve the Government Information Sheet and keep proof of service.
• Review all tenancy agreements and remove outdated fixed-term Assured Shorthold Tenancy wording.
• Audit any historic Section 21 notices and replace failed strategies with Section 8 planning.
• Check rent adverts for rent bidding compliance and banned wording.
• Prepare documents for Property Portal registration.
• Assess older properties against the Decent Homes Standard.
• Create a formal damp, mould and hazard reporting workflow.
• Register with the Private Rented Sector Ombudsman.

For Manchester HMO landlords, student-let landlords and Renters Rights Act Manchester portfolio investors, the Act requires a more structured approach to property management. Compliance is no longer something to assess only at the start of a tenancy. It now affects every stage of the landlord and tenant relationship.

The safest approach is to treat the Renters' Rights Act as an operational reset: assess every property, every tenancy, every advert and every repair process before a problem becomes an enforcement issue.