Renters' Rights Act 2025: What Manchester Landlords Need to Know in 2026

The rules have changed for Manchester landlords — and understanding your responsibilities is more important than ever.

The Renters' Rights Act 2025, with major reforms taking effect from 1 May 2026, has introduced significant changes to how private rental properties are let and managed across England.

Whether you own one buy-to-let property in Hulme or manage a portfolio across Fallowfield, Whalley Range or Wythenshawe, here is what you need to know.

1. Section 21 'No-Fault' Evictions Have Ended

Landlords can no longer use Section 21 to end most private tenancies without providing a legally recognised reason.

Instead, possession generally requires a valid Section 8 ground, such as serious rent arrears, certain tenancy breaches, or qualifying circumstances involving selling or moving into the property.

Following the correct legal procedure and keeping accurate records is essential. Official GOV.UK guidance on possession and the private rented sector sets out the steps landlords must follow.

2. Fixed-Term Tenancies Have Changed

Most private assured tenancies now operate on a rolling periodic basis rather than a fixed six- or twelve-month term.

Tenants can generally end their tenancy by providing two months' notice, while landlords must rely on valid possession grounds.

For Manchester landlords, this makes proactive property management and good tenant relationships particularly valuable.

3. New Rules Apply to Rent Increases

Rent increases are now subject to tighter controls.

Landlords must generally:

• Limit rent increases to once per year.
• Provide at least two months' notice using the prescribed procedure.
• Ensure proposed increases reflect the open market rent.
• Understand that tenants can challenge increases through a tribunal.

Accurate rental valuations are therefore increasingly important. If you are unsure what the market will support, arrange a professional rental valuation before serving notice.

4. Tenant Requests and Advertising Rules

Landlords must consider reasonable requests to keep pets and cannot unreasonably refuse them.

Rental advertisements must also display an asking rent, with rental bidding above that advertised amount prohibited.

Discrimination against applicants because they receive benefits or have children is also prohibited.

These changes make consistent, transparent letting procedures essential — from how you market on Rightmove and Zoopla to how you assess applications.

5. Property Standards and Compliance Remain Essential

Landlords must continue meeting their existing responsibilities for gas safety, electrical safety, energy performance, repairs and deposit protection.

Manchester City Council also operates selective licensing in designated areas, alongside HMO licensing requirements where applicable.

Further national reforms, including a private rented sector database and landlord ombudsman, are planned in stages. Staying ahead of compliance avoids penalties and delays if you ever need to recover possession.

What Should Manchester Landlords Do Now?

If you have not reviewed your property management arrangements since the reforms began, now is the time.

Check your tenancy documents, rental pricing procedures, compliance certificates, maintenance records and possession processes. Make sure your managing agent understands the new requirements too.

Local Property Management You Can Rely On

At Delisa Miller (NW) Ltd, we have been helping Manchester landlords manage their properties since 2011.

From tenant finding and rent collection to property maintenance and ongoing management, our local team helps landlords stay organised, informed and confident.

Own a rental property in Hulme, Whalley Range, Fallowfield, Wythenshawe or wider Manchester? Speak to us about professional lettings and property management.

Visit delisamiller.co.uk/letting/property-management or call 0161 227 0630 to discuss your property.

Delisa Miller (NW) Ltd — 44 Hulme High Street, Manchester, M15 5JP.

This article provides general guidance, not legal advice. The legislation is formally the Renters' Rights Act 2025; the major tenancy changes described here came into force in 2026.