At a glance
The Renters’ Rights Act gives landlords clearer rules, not fewer options. Section 21 has gone, but you can still regain possession on clear legal grounds.
Key dates
- 1 May 2026New tenancy rules began
- 15 Dec 2026Landlord register opens
- 15 May to 14 Aug 2027Manchester landlords register
- 1 Oct 2030All lets must reach EPC C
Key facts
- 4 monthsnotice to sell or move in
- 1 per yearrent increases allowed
- £65register fee per property, per year
- £7,000maximum fine for most breaches
This guide explains the Renters’ Rights Act for landlords in three simple steps: what has changed, what is coming next, and what to do now. We have let and managed Manchester homes since 2011, so it is based on what we see every day.
On this page What has changed What’s next Your checklist FAQs
What the Renters’ Rights Act has changed
The main changes started on 1 May 2026. These are the four that matter most.
Tenancies now roll on
All tenancies are now periodic, with no fixed end date. Tenants can also leave with two months’ notice. However, settled tenants in well-run homes tend to stay longer.
Section 21 is replaced by clear grounds
Instead of section 21, you now serve a section 8 notice with a legal reason. Importantly, you can regain possession to sell or move in once the first 12 months have passed.
| Reason for possession | Notice |
|---|---|
| Selling, or you or family moving in | 4 months |
| Rent arrears of 3 months or more | 4 weeks |
| Breach of tenancy or damage | 2 weeks |
| Antisocial behaviour | Immediate |
Rent rises once a year
You can raise the rent once a year, with two months’ notice on Form 4A. Because tenants can challenge a rise, base it on local evidence, such as our free rental valuation.
Fairer letting rules
Adverts must now show the rent, and bidding wars are banned. You can take up to one month’s rent in advance, and you cannot turn away families or benefit claimants for that reason. Finally, tenants can ask to keep a pet, and you must reply within 28 days.
What is coming next for landlords
The next stages are spread over several years, so there is plenty of time to prepare.
- 15 December 2026: the new landlord register opens, region by region.
- 15 May to 14 August 2027: Manchester and North West landlords register, at £65 per property per year.
- 2028: a new landlord ombudsman is expected to launch.
- 1 October 2030: rented homes must reach EPC C, with costs capped at £10,000.
- 2035: the Decent Homes Standard applies to private rentals.
In addition, the government is consulting on extending Awaab’s Law to private rentals, which would set repair timescales for damp and mould. Fines for most breaches are up to £7,000, or £40,000 for repeat breaches, so organised records are your best protection.
Your Renters’ Rights Act checklist
Tick off these eight steps, and your lettings will be up to date. Alternatively, let us handle it with our fully managed service.
- Give the information sheet to any pre-May tenant who missed it
- Remove fixed terms and rent review clauses from your agreements
- Check every deposit is protected
- Keep gas, electrical and EPC certificates current
- Show the rent in adverts, and accept no bids above it
- Review rent once a year, using local evidence
- Register each property by 14 August 2027
- Plan any EPC upgrades before October 2030
Why Manchester landlords can stay confident
Manchester remains one of the UK’s strongest rental markets. Average rents reached £1,380 a month in September 2026, up 4.6% in a year (ONS). Meanwhile, early data on the Act is encouraging. For example, LRG’s corporate landlord clients saw arrears fall from 3.3% to 2.7%, and 82% plan to expand.
One local point to note: Manchester City Council runs selective licensing in parts of Cheetham, Crumpsall, Harpurhey, Longsight, Miles Platting and Newton Heath, and Moss Side. So check whether your address needs a licence.
We let homes across the city, from Ancoats and Deansgate to Salford Quays and Didsbury. For more local insight, read Renters’ Rights Act: three months on and what makes a buy-to-let investment work.
Renters’ Rights Act FAQs
When did the Renters’ Rights Act come into force?
The main tenancy changes started in England on 1 May 2026. Further stages then follow from December 2026 to 2035.
Can landlords still evict tenants?
Yes. Although section 21 has gone, landlords can use section 8 grounds, including selling, moving in, serious arrears and antisocial behaviour.
How often can I increase the rent?
Once a year, using Form 4A with at least two months’ notice.
When do Manchester landlords need to register?
Between 15 May and 14 August 2027. The fee is £65 per property per year.
Do I have to accept pets?
Not automatically. However, you must reply to written requests within 28 days and need a good reason to refuse.
Need help with the Renters’ Rights Act?
NPP Residential has let and managed Manchester homes since 2011. We are Propertymark (ARLA) members and registered with The Property Ombudsman. So whether you need advice or a fully managed service, we can help.
Book a free rental valuation, call 0161 639 0059, or explore our landlord services.
Sources
View all 12 sources
- GOV.UK: Renters’ Rights Act, an overview for landlords
- North Devon Council: Changes that came into force on 1 May 2026
- Stephens Scown: Renters’ Rights Act grounds for possession
- Mishcon de Reya: Register your rental property service
- Fraser: Landlord fines and penalties under the Renters’ Rights Act
- Property Industry Eye: Key dates for landlords
- Property Industry Eye: Government confirms EPC C deadline
- Mortgage Solutions: Decent Homes Standard to apply from 2035
- August: Awaab’s Law for private landlords
- Manchester City Council: Landlord licensing extends to 1,900 more properties
- Office for National Statistics: Housing prices and rents in Manchester
- The Intermediary: 82% of corporate landlords plan to expand portfolios
General information for landlords in England, not legal advice. Last reviewed: 11 November 2026.