Executive Summary
Three months after the introduction of the Renters’ Rights Act, England’s private rented sector has entered a new era.
In the months leading up to the legislation, headlines predicted a landlord exodus, collapsing investor confidence and widespread disruption across the rental market. While the reforms have undoubtedly introduced significant changes for landlords and letting agents, the evidence emerging during the first three months tells a more balanced story.
At NPP Residential, we manage hundreds of rental properties across Manchester City Centre on behalf of UK and overseas investors. Every day, we work with landlords navigating legislative change while continuing to achieve strong occupancy levels across professionally managed portfolios.
From our perspective, the market has evolved—not weakened.
Professional landlords have adapted.
Demand continues to outstrip supply.
Manchester remains one of the UK’s most attractive buy-to-let markets.
Rather than signalling the end of property investment, the Renters’ Rights Act is accelerating the professionalisation of the private rented sector. For landlords who embrace compliance, invest in quality property management and take a long-term approach, the fundamentals remain exceptionally strong.
What Is the Renters’ Rights Act?
The Renters’ Rights Act represents the most significant overhaul of England’s private rented sector for more than three decades.
Its primary objectives are to improve tenant security, raise standards across the sector and create greater consistency in how rental properties are managed.
The key reforms include:
- The abolition of Section 21 “no-fault” evictions.
- The introduction of periodic tenancies as the standard tenancy model.
- A clearer framework for rent increases.
- Stronger rights for tenants to request pets.
- A new Private Rented Sector Ombudsman.
- A national landlord database (being phased in).
- Enhanced local authority enforcement powers.
For many landlords, these reforms represent a significant operational shift. However, they do not fundamentally change the core economics of residential property investment.
Three Months On – What Has Actually Happened?
Much of the early public debate focused on whether landlords would leave the market.
While some smaller landlords have chosen to sell, there has been no evidence of the widespread market collapse predicted by some commentators.
Instead, the market is adapting.
Professional landlords have reviewed tenancy agreements, strengthened compliance processes and increasingly turned to experienced managing agents to reduce legal risk.
Tenant demand has remained resilient, particularly in major regional cities.
The conversation has shifted from “Should I remain a landlord?” to “How do I manage my investment effectively under the new rules?”
The Data So Far
Official statistics continue to demonstrate that tenant demand remains strong.
According to the Office for National Statistics (ONS), average private rents in England reached £1,442 per month in June 2026, representing annual growth of 3.4%.
Manchester continues to outperform many regional markets.
The ONS reported average monthly private rents in Manchester of approximately £1,358, reflecting continued demand for high-quality rental accommodation.
This is significant.
Despite one of the biggest legislative reforms in decades, rental values have continued to increase.
This reinforces what investors have long understood:
Rental prices are driven primarily by supply and demand—not legislation alone.
The UK continues to experience a structural shortage of rental homes, and this imbalance remains the single biggest driver of rental values.
Why Demand Remains So Strong
Several long-term trends continue to support the private rented sector:
- Population growth.
- Delayed first-time home ownership due to affordability challenges.
- High mortgage costs relative to recent historic averages.
- Employment growth in major cities.
- Increased labour mobility.
- Growing numbers of one-person households.
- Continued demand from graduates and international workers.
These structural drivers existed before the Renters’ Rights Act and continue to underpin the market today.
Has Section 21 Changed Everything?
The abolition of Section 21 generated perhaps the greatest concern among landlords.
However, it is important to distinguish between the removal of “no-fault” eviction and the ability to regain possession.
Landlords can still recover possession using the statutory grounds provided by the legislation, including where they intend to sell, move into the property themselves, or where tenants are in serious rent arrears or engaged in anti-social behaviour.
The practical difference is that landlords must now rely on clearly defined legal grounds supported by appropriate evidence.
For professional landlords already maintaining detailed records, carrying out inspections and documenting tenancy management, this represents a change in process rather than a loss of control.
What We’re Seeing at NPP Residential
Managing hundreds of rental properties across Manchester City Centre gives us a perspective that goes beyond national headlines.
Across our managed portfolio during the first three months of the legislation, we have observed:
- Continued high levels of tenant enquiry for well-presented city centre apartments.
- Investors placing greater emphasis on compliance and professional management.
- Landlords updating documentation and tenancy processes rather than exiting the market.
- Sustained interest from overseas investors attracted by Manchester’s long-term growth.
- Increased demand for fully managed lettings services as regulation becomes more complex.
While these observations reflect our own portfolio rather than a formal market survey, they align closely with wider industry trends showing a sector adapting to change rather than retreating from it.
Why Manchester Continues to Be One of the UK’s Strongest Investment Markets
Manchester’s investment story extends well beyond rental legislation.
The city continues to benefit from:
- A rapidly growing population.
- Major employers in technology, financial services, healthcare and media.
- Ongoing regeneration through projects such as Victoria North, Mayfield and the wider city centre.
- A thriving university population with excellent graduate retention.
- Significant domestic and international investment.
- Strong transport connectivity, including Manchester Airport.
These factors continue to generate sustained demand for rental accommodation.
For investors, this creates a resilient long-term environment where professionally managed properties remain in high demand.
The Professionalisation of the Private Rented Sector
One of the less discussed consequences of the Renters’ Rights Act is the continued professionalisation of the sector.
Increasing regulation naturally rewards landlords who:
- Invest in maintaining their properties.
- Keep accurate tenancy records.
- Stay compliant with legislation.
- Carry out thorough referencing.
- Work with experienced letting professionals.
As compliance expectations increase, professional landlords may benefit from reduced competition from less committed operators.
In our view, this strengthens rather than weakens the long-term investment case for quality residential property.
Myth vs Reality
Myth: “The Renters’ Rights Act has killed buy-to-let.”
Reality: Investment decisions continue to be driven by rental demand, yields, financing costs and long-term capital growth. Legislative reform has changed operational requirements, not the underlying demand for rental homes.
Myth: “Landlords can no longer regain possession.”
Reality: Landlords retain clear legal routes to recover possession where statutory grounds apply.
Myth: “Manchester’s rental market will slow.”
Reality: Manchester continues to experience robust tenant demand, supported by employment growth, regeneration and population expansion.
Myth: “Professional management is now optional.”
Reality: As legislation becomes more complex, professional management has become increasingly valuable in helping landlords remain compliant and protect their investments.
What This Means for Property Investors
For experienced investors, today’s market presents both challenges and opportunities.
Higher compliance standards encourage a more professional marketplace.
Tenants increasingly value well-managed properties.
Institutional investors continue to demonstrate confidence in the UK’s major cities.
For landlords prepared to invest for the long term, these trends remain positive.
When assessing any buy-to-let opportunity, investors should consider:
- Rental yield.
- Local demand.
- Employment growth.
- Transport infrastructure.
- Tenant demographics.
- Property specification.
- Professional management.
Manchester continues to score highly across each of these areas.
Frequently Asked Questions
Is buy-to-let still worth it after the Renters’ Rights Act?
For many investors, yes. The legislation has increased compliance requirements but has not removed the fundamental drivers of rental demand.
Can landlords still evict tenants?
Yes. Landlords can regain possession where one of the statutory grounds applies and the correct legal process is followed.
Has the Renters’ Rights Act caused rents to rise?
There is no evidence that the legislation alone has driven rental inflation. Rents continue to be influenced primarily by the balance between supply and demand.
Is Manchester still a good place to invest in property?
Manchester remains one of the UK’s strongest regional investment markets, benefiting from population growth, regeneration, employment opportunities and sustained rental demand.
Why should landlords consider professional property management?
Professional management can help landlords remain compliant with evolving legislation, minimise legal risk, reduce void periods and improve the overall tenant experience.
Why Professional Property Management Matters More Than Ever
The regulatory landscape for landlords has become more complex.
From tenancy documentation and inspections to legislative compliance and possession procedures, effective property management now requires greater expertise than ever before.
At NPP Residential, our role extends far beyond collecting rent.
We support landlords with:
- Comprehensive compliance management.
- Tenant sourcing and referencing.
- Routine inspections.
- Maintenance coordination.
- Legislative updates.
- Portfolio advice.
- Investment guidance for Manchester City Centre.
For many investors, particularly those based overseas or with growing portfolios, professional management provides confidence that their assets are being protected in an increasingly regulated environment.
Final Thoughts
Three months after implementation, the Renters’ Rights Act has undoubtedly reshaped the private rented sector.
It has raised standards.
It has increased expectations around compliance.
It has reinforced the importance of professional management.
What it has not done is remove the demand for quality rental housing.
At NPP Residential, we continue to see strong tenant demand across Manchester City Centre, sustained investor interest and confidence from landlords who understand that successful property investment has always been about taking a long-term view.
The legislation may have changed the rules, but it has not changed the fundamentals.
People still need homes.
Manchester continues to grow.
Well-managed investment property remains one of the city’s most resilient long-term asset classes.
If you’re considering investing in Manchester, reviewing your existing portfolio or looking for an experienced managing agent, the team at NPP Residential would be delighted to discuss how we can help you maximise your investment while remaining fully compliant in the new regulatory landscape.
Sources
This article draws on publicly available information and market commentary from:
- Office for National Statistics (Private Rental Market Statistics)
- UK Government guidance on the Renters’ Rights Act
- HM Land Registry housing market data
- Propertymark market reports
- National Residential Landlords Association (NRLA)
- UK Finance
- Savills residential market research
- JLL UK Residential Outlook
- CBRE UK Residential Market View
- Manchester City Council economic and housing data
Figures quoted were current at the time of writing and may change as newer releases become available.
