The Renters’ Rights Act Explained: A Guide for Manchester Landlords and Tenants

The private rental sector in England is experiencing its biggest transformation in decades.

The Renters’ Rights Act introduces significant changes that affect landlords, tenants, investors and letting agents across the country. From the end of Section 21 notices to changes in tenancy structures and rent increase rules, the legislation represents a major shift in how rental property is managed.

For landlords across Manchester, Salford, Ancoats, Castlefield, MediaCity and the wider Greater Manchester area, understanding these reforms is essential. Whether you own a single buy-to-let property or a growing portfolio, preparation will be key to protecting your investment and remaining compliant.

At Kingsdene, we work with landlords and tenants across Manchester every day. This guide explains what is changing, what it means in practice, and how both landlords and tenants can prepare for the future.

What Is the Renters’ Rights Act?

The Renters’ Rights Act is a major reform of England’s private rented sector.

The legislation aims to provide tenants with greater security while creating a more transparent and professional rental market. Among its most significant changes are:

* The abolition of Section 21 “no-fault” evictions

* The end of fixed-term Assured Shorthold Tenancies (ASTs)

* New rules surrounding rent increases

* Stronger tenant protections

* A new landlord database

* A new landlord ombudsman scheme

* Enhanced property standards and enforcement measures

The reforms apply to the private rented sector in England and represent the most substantial housing changes since the Housing Act 1988.

When Do The Changes Take Effect?

The Act received Royal Assent in late 2025, with major provisions beginning from May 2026. Existing Assured Shorthold Tenancies will transition into the new system as implementation continues. 

Because implementation is phased, landlords should continue monitoring government guidance and seek professional advice where necessary.

The End of Section 21 Evictions

Perhaps the most talked-about change is the abolition of Section 21 notices.

Historically, Section 21 allowed landlords to regain possession of a property without providing a specific reason, provided the correct notice procedure was followed.

Under the new legislation, this route is removed.

Instead, landlords must rely on legitimate possession grounds, including circumstances such as:

* Significant rent arrears

* Anti-social behaviour

* Landlord occupation

* Property sale

* Other legally recognised grounds

For responsible landlords, this does not mean possession becomes impossible. However, it does mean that documentation, compliance and evidence become more important than ever before.

What Happens To Fixed-Term Tenancies?

One of the biggest structural changes is the removal of traditional fixed-term ASTs.

Most private tenancies will move to a periodic tenancy model.

This means:

* Tenancies continue indefinitely until ended correctly

* Tenants can generally leave by giving notice

* Landlords must use valid possession grounds if seeking possession

For tenants, this creates greater flexibility.

For landlords, it means tenant retention strategies, property standards and communication become increasingly important.

How Will Rent Increases Work?

The Act introduces tighter controls around rent increases.

Landlords will generally be limited to one rent increase per year through the prescribed process.

Tenants also gain greater ability to challenge increases they believe exceed market levels.

This means landlords should:

* Review local market evidence carefully

* Document comparable rental values

* Avoid excessive increases that cannot be justified

In strong Manchester rental markets such as Ancoats, New Islington and parts of Salford Quays, market evidence remains critical when setting future rents.

Can Tenants Keep Pets?

The new legislation gives tenants stronger rights to request permission for pets.

Landlords cannot simply reject requests without reasonable grounds.

Each request will still need to be considered individually, and protections for landlords remain available in appropriate circumstances.

For many tenants, this will create greater flexibility when searching for rental accommodation. For landlords, clear tenancy management procedures become increasingly important.

A New Landlord Ombudsman

Another major reform is the introduction of a landlord ombudsman scheme

The purpose is to provide a faster and more accessible route for resolving disputes without court action.

The system is designed to improve accountability and encourage higher standards across the sector.

For professional landlords already operating to a high standard, this should simply formalise many existing best practices.

The New Landlord Database

A national landlord database will also be introduced.

This aims to:

* Improve transparency

* Help local authorities enforce standards

* Make compliance requirements clearer

* Provide greater confidence for tenants

While additional administration may be required, professional landlords are likely to benefit from a more consistent regulatory environment.

What Does This Mean For Manchester Landlords?

Manchester remains one of the UK’s strongest rental markets.

Continued investment, population growth, employment opportunities and regeneration projects have driven sustained tenant demand across many parts of the city.

However, the Renters’ Rights Act reinforces the need for landlords to adopt a professional and proactive approach.

Successful landlords should focus on:

Property Standards – Well-maintained homes are likely to attract better tenants and reduce disputes.

Tenant Retention – Long-term tenants can become increasingly valuable in a periodic tenancy environment.

Documentation – Detailed records of inspections, repairs, communication and rent reviews are essential.

Compliance – Regulatory requirements continue to grow. Working with an experienced property management team can help landlords remain compliant.

Market Knowledge – Understanding local rental trends is critical when setting rents and making investment decisions.

What Does This Mean For Tenants?

For tenants, the reforms provide greater security and flexibility.

Key benefits include:

* Greater protection from unexpected eviction

* Improved dispute resolution processes

* Enhanced property standards

* Increased transparency

* More flexibility around tenancy arrangements

However, tenants still have responsibilities.

Paying rent on time, maintaining the property appropriately and complying with tenancy obligations remain essential.

How Kingsdene Can Help

The rental market is changing, but opportunities remain for landlords who are prepared.

At Kingsdene, we help landlords across Manchester navigate regulatory changes, maximise rental income and manage their properties efficiently.

Our services include:

* Lettings

* Property management

* Compliance support

* Rent reviews

* Tenant sourcing

* Portfolio advice

* Investment guidance

Whether you own a Manchester city centre apartment, a Salford buy-to-let or a growing portfolio across Greater Manchester, our experienced team can help you adapt confidently to the new rental landscape.