Renters Rights Act 2025: A Property Portfolio Manager's Report

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

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

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

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

Section 21 Has Been Abolished

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

That route has now been eliminated.

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

For Manchester landlords looking to dispose of, move into a property, convert a house, or operate student accommodation, possession strategy now needs to be considered much earlier. Evidence matters. Timelines matter. The correct ground matters.

Existing ASTs Have Converted to Periodic Tenancies

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

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

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 Landlords should assess all tenancy templates and delete outdated Assured Shorthold Tenancy wording before granting new tenancies.

The 31 May Information Sheet Deadline

One of the most time-sensitive compliance duties is the requirement to serve the Government Information Sheet to existing tenants. Tenants whose tenancies transferred to periodic tenancies must be sent the document by 31 May 2026.

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

Failure to serve the required documents can subject 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 preserve evidence of service, including the date, method and tenant details. A simple email record may not be enough if the process is irregular. A rigorous compliance trail is now critical.

The New Section 8 Possession Grounds

Section 8 is now the central possession route for private landlords. Some grounds are mandatory, meaning the court must grant possession if the ground is established. Others are judgement-based, meaning the court rules whether possession is reasonable.

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 assists student-let cycles by allowing possession where a appropriate student property needs to be re-let for the next academic year.
Ground 6, where the landlord intends to knock down or extensively rebuild the property.
Ground 8, where the tenant is in substantial rent arrears.
Ground 8A, which covers repeated arrears.
Ground 14, which applies to anti-social behaviour.

For Manchester landlords, Ground 4A is particularly important in student areas such as Fallowfield, Withington and Rusholme. Without a functional student possession ground, landlords could find it difficult to coordinate 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 promote 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 employed in residential lettings advertising.

Even if a tenant willingly tenders more than the advertised rent, taking that offer can infringe the rules. This makes correct pricing more significant than ever.

In competitive Manchester markets, including Didsbury, Chorlton, Salford Quays and busy student areas, landlords need reliable comparable evidence before listing. Undervaluing the property may reduce yield. Overpricing may lengthen void periods. There is no longer a lawful bidding process to correct the rent upwards later.

Property Portal Registration

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

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

A landlord who has not enrolled may be unable to submit a valid Section 8 notice. This makes registration a possession issue as well as an administrative 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 applied to the private rented sector. This introduces a statutory baseline for property condition.

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

This is especially relevant 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 fulfil the Decent Homes Standard. Licensing and property condition standards overlap, but they are not the same. Damp, mould, excess cold, dangerous electrics, deficient heating or substantial fall risks can still create compliance problems.

Awaab's Law and Damp and Mould Duties

Awaab's Law creates rigorous duties on landlords when tenants raise damp, mould or serious hazards. Landlords must examine within defined timescales, issue written findings, and begin remedial action within the required period.

For Manchester landlords, the key issue is process. A ad hoc repair system dependent on text messages, email chains or informal updates is no longer satisfactory.

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

Pets, Benefits and Anti-Discrimination Rules

Tenants now have a statutory right to apply for a pet. Landlords can reject only where there is a justifiable ground, such as a leasehold restriction, incompatible property type or animal welfare concern. A blanket "no pets" policy is unlikely to be compliant.

The Act also prohibits blanket refusals against tenants with children or tenants drawing benefits. Landlords can still evaluate affordability, referencing, income and suitability. What they cannot do is rule out an entire group categorically.

Lettings adverts should be reviewed diligently. Phrases such as "no DSS", "professionals only" or "no children" may generate enforcement risk.

Private Rented Sector Ombudsman

Private landlords must also be signed up to the new Private Rented Sector Ombudsman. This provides tenants a formal route to raise complaints about repairs, communication, conduct, deposits and property management.

For properly managed landlords, the Ombudsman should be straightforward. Good records, quick responses and well-documented repair trails will assist defend complaints. For landlords with weak communication or casual systems, the vulnerability is much more substantial.

Manchester Landlords Action Plan

Landlords should now carry out 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 portfolio investors, the Act necessitates a more rigorous approach to property management. Compliance is no longer something to review only at the start of a tenancy. It now touches every stage of the landlord and tenant relationship.

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