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

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

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

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

This guide details the key changes and the practical actions landlords should take now.

Section 21 Has Been Abolished

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

That route has now been removed.

Landlords can no longer serve a new Section 21 notice. The only lawful route to possession is now Section 8, which means the landlord must prove 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 dispose of, move into a property, renovate a house, or manage 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 transitioned to an Assured Periodic Tenancy under the new regime. This means there is no longer a fixed end date that landlords can depend on.

A periodic tenancy rolls from rental period to rental period, usually month to month. Tenants can end the tenancy by giving two months' written 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 operative in the same way. Landlords should check all tenancy templates and delete outdated Assured Shorthold Tenancy wording before creating new tenancies.

The 31 May Information Sheet Deadline

One of the most urgent compliance duties is the requirement to issue the Government Information Sheet to existing tenants. Tenants whose tenancies converted to periodic tenancies must be given the document by 31 May 2026.

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

Failure to serve the necessary documents can place landlords to civil penalties of up to £7,000 per breach. For landlords with multiple properties, this can quickly become a significant financial risk.

Landlords should keep evidence of service, including the date, method and tenant details. A simple email record may not be adequate if the process is inconsistent. 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 give possession if the ground is evidenced. Others are flexible, meaning the court judges whether possession is warranted.

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 eligible student property needs to be re-let for the next academic year.
• Ground 6, where the landlord intends to knock down or extensively reconstruct the property.
• Ground 8, where the tenant is in substantial rent arrears.
• Ground 8A, which concerns repeated arrears.
• Ground 14, which relates to anti-social behaviour.

For Manchester landlords, Ground 4A is especially important in student areas such as Fallowfield, Withington and Rusholme. Without a workable student possession ground, landlords could find it difficult to match 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 advertise 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 voluntarily puts forward more than the advertised rent, agreeing to that offer can infringe the rules. This makes precise pricing more critical than ever.

In active Manchester markets, including Didsbury, Chorlton, Salford Quays and sought-after student areas, landlords need strong comparable evidence before listing. Pricing too low may reduce yield. Setting the rent too high may lengthen void periods. There is no longer a compliant bidding process to adjust the rent upwards later.

Property Portal Registration

The Act brings in a new Private Rented Sector Database, commonly described as the Property Portal. Landlords and privately rented properties must be recorded.

The portal is anticipated to store 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 file a valid Section 8 notice. This makes registration a possession issue as well as an administrative duty.

Manchester landlords should prepare property files now. Each property should have a clear folder containing 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 satisfactory state of repair, have suitable modern facilities, offer suitable thermal comfort and be free from serious Category 1 hazards.

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

A licensed HMO will not automatically fulfil the Decent Homes Standard. Licensing and property condition standards converge, but they are not interchangeable. Damp, mould, excess cold, hazardous electrics, deficient heating or severe 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 flag damp, mould or serious hazards. Landlords must inspect within prescribed timescales, give written findings, and start remedial action within the prescribed period.

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

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

Pets, Benefits and Anti-Discrimination Rules

Tenants now have a statutory right to seek a pet. Landlords can refuse only where there is a valid ground, such as a leasehold restriction, unsuitable property type or animal welfare concern. A blanket "no pets" policy is not likely to be Renters Rights Act 2025 acceptable.

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

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

Private Rented Sector Ombudsman

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

For well-run landlords, the Ombudsman should be straightforward. Strong records, quick responses and detailed repair trails will help address complaints. For landlords with weak communication or unstructured systems, the exposure is much higher.

Manchester Landlords Action Plan

Landlords should now undertake 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 demands a more structured approach to property management. Compliance is no longer something to examine only at the start of a tenancy. It now impacts every stage of the landlord and tenant relationship.

The most cautious approach is to consider 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.