If you are a landlord in Manchester, you operate in one of the fastest, most complex, and most rewarding rental markets in Europe. From high-specification apartments in Deansgate and Ancoats to HMOs (Houses in Multiple Occupation) in Fallowfield and student lets near the universities, the market is dynamic and demanding.
As a specialist lettings-only agency, we understand that your focus is on securing high-quality tenants, maintaining cash flow, and protecting your long-term investment.
This is why you must be prepared for the Renters Rights Act 2025.
This new legislation, which is expected to be fully implemented in 2026, is not just a small tweak. It is the single biggest overhaul of the private rented sector in over 30 years. It will fundamentally change how you let and manage your property. For Renters Rights Act Manchester landlords, understanding these changes now is not optional; it is essential.
This guide, from a lettings-only perspective, explains what you need to know.
The two core changes you cannot ignore
The new Act is complex, but it boils down to two fundamental, interconnected changes that will replace the Assured Shorthold Tenancy (AST) model we have used for decades.
Change one: The end of the fixed term
The concept of a 6, 12, or 24-month fixed-term contract is being abolished for new tenancies.
Under the new law, all tenancies will become periodic from day one. This means they are, in effect, rolling month-to-month contracts. This gives tenants more flexibility, as they will be able to give two months’ notice to leave at almost any point.
For Manchester landlords, particularly in the student or young professional market, this ends the certainty of a 12-month contract.
Change two: The abolition of Section 21
Because fixed-term contracts are ending, the mechanism to end them, the Section 21 no-fault eviction, is also being abolished.
For 30 years, Section 21 has been the safety net for landlords. It allowed you to regain possession of your property at the end of a fixed term without having to provide a legal reason.
Without this, the only way to end a tenancy against a tenant’s will is to use the strengthened Section 8 grounds, which require you to have a valid, legal reason for possession and, in many cases, to go to court.
What replaces Section 21? A guide to the new possession grounds
Your right to regain your property is not disappearing, but it is becoming more formal and more specific. The Act is strengthening the Section 8 grounds, and as a Manchester landlord, you must know the new tools available to you.
The investment grounds: selling or moving in
The Act provides mandatory grounds if your personal circumstances change:
- Selling (Ground 1A): A new mandatory ground is being introduced that allows you to regain possession if you intend to sell your property. You will need to provide four months’ notice.
- Moving In (Ground 1): The existing ground for you or your close family to move into the property is being kept and updated. This also requires four months’ notice.
The management grounds: arrears and anti-social behaviour
For a lettings specialist, these are the critical grounds. The Act aims to make it easier to deal with disruptive or non-paying tenants.
- Rent Arrears (Ground 8): This mandatory ground remains. The new rules will be adjusted to ensure the process is robust, protecting your income from persistent non-payment.
- Anti-Social Behaviour (Ground 7A): In a city of high-density apartment blocks and HMOs, this is vital. The ground for anti-social behaviour is being strengthened, with the aim of shortening notice periods for the most serious cases, helping you protect your property and the community.
The crucial ground for Manchester: student lets (Ground 4A)
This is the most important new rule for a large part of the Manchester market. A new, mandatory ground is being introduced specifically for student HMOs.
This will allow you to regain possession from your student tenants at the end of the academic year, provided you can prove the property is an HMO (or a purpose-built student block) and that you intend to let it to new students. This is a critical provision that will allow the student market in areas like Withington, Fallowfield, and Rusholme to continue functioning.
The Manchester market challenge: high-density, high-stakes
The impact of the Renters Rights Act for Manchester landlords will be felt differently depending on your portfolio.
For city centre apartment landlords (Deansgate, NQ, Ancoats): Your market is built on young professionals and corporate lets. The move to rolling tenancies introduces uncertainty. The end of Section 21 in Manchester means that your tenant vetting process is no longer just important; it is everything. You cannot afford to get it wrong. A bad tenant in a high-value apartment, with no simple route to possession, is a landlord’s worst-case scenario.
For HMO and student market landlords (Fallowfield, Hulme): Your business model is high-turnover. The new student ground (Ground 4A) is a huge relief, but it will come with strict rules. You will need to be 100% compliant with HMO licensing, and your tenancy agreements will need to be flawless to use this ground effectively.
For all landlords: compliance is your new safety net Manchester already has complex licensing rules, including selective licensing in many areas and mandatory HMO licensing. The new Act adds another layer. Under the new system, a simple paperwork error, an expired Gas Safety Certificate, an incorrectly registered deposit, or a failure to provide the ‘How to Rent’ guide will make it impossible to serve any possession notice.
Your compliance paperwork is, in effect, your new Section 21.
Your new landlord strategy: how to thrive post-Section 21
As lettings-only specialists, our landlord advice in Manchester is not to panic, but to professionalise.
- Invest in Lifecycle Tenant Vetting: The right tenant is no longer just about a credit score. It is about their long-term intentions, their employment stability, and their history. Your referencing must become a deep-dive lifecycle assessment.
- Become a Compliance Expert: You must treat your legal paperwork with military precision. Create a digital file for every tenancy with every certificate and every notice, all date-stamped and logged.
- Embrace Communication: A rolling tenancy is a two-way relationship. Good, professional, and fast communication with your tenant is the best way to prevent disputes. A tenant who feels respected is less likely to become a problem.
- Partner with a Lettings-Only Specialist: This new world is complex. As a lettings-only agency, we are not distracted by sales. Our entire business is built on managing properties, understanding new landlord legislation, and protecting your investment. This is our sole focus, and in this new environment, that specialist expertise has never been more valuable.
Your lettings-only expert for the Renters Rights Act in Manchester
The end of Section 21 is a new chapter, not the end of the story. The Manchester market will remain strong for professional landlords who adapt.
We are here to be your partner in that transition. Our team at Hunters Manchester is fully trained on the Renters’ Rights Act and its specific impact on the city centre, HMOs, and student lets.
Contact us today for a no-obligation review of your property or portfolio. Let’s discuss how we can ensure you are fully compliant, protected, and profitable for 2026 and beyond.
