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

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

The Renters' Rights Act has transformed the private rented sector in England more substantially than any housing reform in recent decades. For Manchester landlords, the biggest change is apparent: Section 21 has gone, fixed-term Assured Shorthold Tenancies have transferred to periodic tenancies, and landlords must now draw on specific Section 8 grounds to regain 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 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 evidencing tenant fault. It gave 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 valid route to possession is now Section 8, which means the landlord must establish a valid legal ground. This alters the risk profile of letting property because possession is no longer an automatic process based on notice expiry.

For Manchester landlords intending to offload, move into a property, convert a house, or oversee 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 transferred to an Assured Periodic Tenancy under the new regime. This means there is no longer a certain 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 demand 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 Landlords should review all tenancy templates and remove outdated Assured Shorthold Tenancy wording before entering new tenancies.

The 31 May Information Sheet Deadline

One of the most urgent compliance duties is the requirement to deliver the Government Information Sheet to existing tenants. Tenants whose tenancies changed to periodic tenancies must be given 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 provide the mandatory 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 maintain evidence of service, including the date, method and tenant details. A simple email record may not be sufficient if the process is patchy. A rigorous 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 established. 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 supports student-let cycles by enabling 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 extensively renovate the property.
• Ground 8, where the tenant is in significant rent arrears.
• Ground 8A, which deals with repeated arrears.
• Ground 14, which applies to anti-social behaviour.

For Manchester landlords, Ground 4A is especially relevant in student areas such as Fallowfield, Withington and Rusholme. Without a practical student possession ground, landlords could face challenges to match tenancies with the academic year.

Rent Bidding Is Now Banned

The Renters' Rights Act also establishes 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 taken.

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 willingly proposes more than the advertised rent, taking that offer can violate the rules. This makes correct pricing more essential than ever.

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

Property Portal Registration

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

The portal is designed 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 listed may be unable to submit a valid Section 8 notice. This makes registration a possession issue as well as an practical 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 extended to the private rented sector. This establishes a statutory baseline for property condition.

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

This is notably relevant 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 intersect, but they are not the same. Damp, mould, excess cold, dangerous electrics, poor heating or substantial fall risks can still cause compliance problems.

Awaab's Law and Damp and Mould Duties

Awaab's Law imposes strict duties on landlords when tenants notify damp, mould or serious hazards. Landlords must inspect within set timescales, give written findings, and commence remedial action within the specified period.

For Manchester landlords, the key issue is process. A haphazard repair system reliant on text messages, email chains or spoken updates is no longer satisfactory.

Every report should be noted. Every inspection should be noted. Every outcome should be confirmed 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 request a pet. Landlords can reject only where there is a reasonable ground, such as a leasehold restriction, unsuitable property type or animal welfare concern. A blanket "no pets" policy is not likely to be lawful.

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

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

Private Rented Sector Ombudsman

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

For professionally managed landlords, the Ombudsman should be unproblematic. Proper records, quick responses and detailed repair trails will assist defend complaints. For landlords with inadequate communication or informal systems, the risk is much greater.

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

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