Renters Rights Act 2025: A Property Manager's Checklist

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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 rely 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 covers the key changes and the concrete actions landlords should take now.

Section 21 Has Been Abolished

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

That route has now been removed.

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

For Manchester landlords looking to transfer, move into a property, reconstruct a house, or operate 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 transitioned to an Assured Periodic Tenancy under the new regime. This means there is no longer a set 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' recorded notice, but landlords cannot simply wait for a fixed term to expire and then seek 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 Landlords should assess all tenancy templates and delete outdated Assured Shorthold Tenancy wording before issuing new tenancies.

The 31 May Information Sheet Deadline

One of the most pressing compliance duties is the requirement to deliver 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 oral rather than written, landlords must also furnish a Written Statement of Terms.

Failure to issue the required documents can expose 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 satisfactory if the process is patchy. A proper compliance trail is now essential.

The New Section 8 Possession Grounds

Section 8 is now the central possession route for private landlords. Some grounds are compulsory, meaning the court must issue possession if the ground is evidenced. Others are flexible, meaning the court decides 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 supports student-let cycles by allowing possession where a qualifying student property needs to be re-let for the next academic year.
• Ground 6, where the landlord intends to clear or substantially reconstruct the property.
• Ground 8, where the tenant is in substantial rent arrears.
• Ground 8A, which addresses repeated arrears.
• Ground 14, which relates to anti-social behaviour.

For Manchester landlords, Ground 4A is notably critical in student areas such as Fallowfield, Withington and Rusholme. Without a practical student possession ground, landlords could struggle 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 advertise a property at a specific rental figure. That advertised figure is the maximum rent that can be charged.

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

Even if a tenant voluntarily proposes more than the advertised rent, agreeing to that offer can infringe the rules. This makes precise pricing more essential than ever.

In fast-moving Manchester markets, including Didsbury, Chorlton, Salford Quays and busy student areas, landlords need reliable comparable evidence before listing. Underpricing may diminish yield. Setting the rent too high may increase void periods. There is no longer a lawful bidding process to amend 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 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 registered may be unable to serve 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 organised folder comprising certificates, licence references, tenancy documents, deposit evidence and repair records.

Decent Homes Standard for Private Lets

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

A The Renters’ Rights Act rented property must be in a reasonable state of repair, have proper modern facilities, offer suitable thermal comfort and be free from serious Category 1 hazards.

This is especially important for older Manchester housing stock, including Victorian terraces, period conversions, older HMOs and properties that have been let for many years without extensive refurbishment.

A licensed HMO will not automatically satisfy the Decent Homes Standard. Licensing and property condition standards intersect, but they are not the same. Damp, mould, excess cold, hazardous electrics, inadequate heating or significant fall risks can still cause compliance problems.

Awaab's Law and Damp and Mould Duties

Awaab's Law places rigorous duties on landlords when tenants notify damp, mould or serious hazards. Landlords must assess within prescribed timescales, issue written findings, and start remedial action within the prescribed period.

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

Every report should be documented. Every inspection should be noted. Every outcome should be noted in writing. Where remedial work is needed, landlords should log 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 justifiable ground, such as a leasehold restriction, unsuitable property type or animal welfare concern. A blanket "no pets" policy is not likely to be acceptable.

The Act also prevents blanket refusals against tenants with children or tenants claiming benefits. Landlords can still appraise affordability, referencing, income and suitability. What they cannot do is bar an entire group blanket.

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

Private Rented Sector Ombudsman

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

For well-managed landlords, the Ombudsman should be workable. Proper records, prompt responses and clear repair trails will assist respond to complaints. For landlords with inadequate communication or unstructured systems, the liability is much greater.

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 calls for a more organised approach to property management. Compliance is no longer something to assess only at the start of a tenancy. It now touches every stage of the landlord and tenant relationship.

The most prudent 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.