In October 2026, Manchester landlords – from a single flat in Ancoats to a portfolio across Salford Quays, Hulme and Cheetham Hill – should review the tenancy act introduced in May and prepare their homes for autumn and winter.
Phase 1 of the Renters’ Rights Act is in force. Section 21 has been abolished for private assured tenancies, and most existing ASTs have become assured periodic tenancies. Later acts have separate implementation timetables, so October’s review should distinguish current duties from future measures.
Here’s what it means for you – and what to do right now.
What actually changed on 1 May 2026
The Renters’ Rights Act didn’t arrive quietly. From 1 May 2026, these changes came into effect immediately across England, including every neighbourhood in Hunters Manchester’s catchment.
Section 21 is gone
No new Section 21 notices can be served for private assured tenancies from May. Most existing ASTs converted to assured periodic tenancies; exemptions and other tenancy types need separate checks. Obtain advice on any proceedings begun under transitional rules.
If you need to regain possession, you must use Section 8 and cite a valid legal ground. These grounds have been expanded under the Act, but the process is more formal and requires clear evidence.
Periodic tenancies are now the default
Most private assured tenancies in Manchester – from Northern Quarter studios to family homes in Ardwick – now run periodically without a fixed end date. Other tenancy types, including exempt arrangements, are not automatically covered by this rule.
Tenants can give two months’ notice to leave at any time. Landlords must use the correct Section 8 grounds and follow the updated notice periods.
The Government Information Sheet deadline has passed – are you exposed?
For most existing written private assured tenancies, the official Information Sheet had to be provided by 31 May 2026. Wholly oral tenancies and new tenancies have distinct written-information requirements; check which applied to each tenancy.
If you didn’t issue this document, you’re already in a position of non-compliance. This isn’t a technicality – it’s an enforceable obligation. Speak to Hunters Manchester now if you’re unsure whether you’ve met this requirement.
Manchester and salford council enforcement – the fines are real
Both Manchester City Council and Salford City Council strengthened their enforcement powers on 27 December 2025. These aren’t theoretical penalties.
The current fine structure looks like this:
- Standard breaches: fines of up to £7,000
- Serious or repeat offences: fines of up to £40,000
Rental income depends on occupancy, achievable rent and running costs for the individual property. A substantial penalty or a prolonged possession dispute caused by a procedural error can wipe out months of income, so use October to check records and outstanding compliance actions.
Landlords managing portfolios across multiple areas – say, properties in Old Trafford, Miles Platting, and Hulme – need to audit each tenancy individually. Non-compliance on one property can trigger scrutiny across others.
How rent increases must now work
Under the Renters’ Rights Act, landlords can only increase rent once per year, and must use the correct Section 13 notice process. You can’t increase rent through a clause in the tenancy agreement anymore – that route is closed.
The notice period for a rent increase is now two months. Tenants have the right to challenge the proposed increase at the First-tier Tribunal if they believe it’s above market rate.
For Manchester landlords, a well-supported rent review matters more than an unverified city-wide yield ranking. Use property-specific comparable rents and the prescribed Section 13 process; procedural errors can delay increases and lead to disputes.
Awaab’s Law – what it means for your Manchester property
Awaab’s Law came into force for social housing in England on 27 October 2025, setting fixed timescales for social landlords to investigate and fix serious hazards such as damp and mould. The Renters’ Rights Act 2025 gives the government the power to extend it to private renting, but no date has been confirmed yet. In the meantime, private landlords already have clear legal duties to keep their properties in good repair, fit to live in and free from serious hazards. Acting quickly on damp and mould this autumn is the best way to protect your tenants, your property and your investment, and it puts you in a strong position for whatever changes come next.
A practical autumn response process should include:
- Acknowledging reports promptly, assessing the risk and keeping a clear record.
- Arranging a suitable inspection, then explaining the findings and planned work to the tenant.
- Fixing the underlying cause and completing any necessary repairs without delay.
- Treating any immediate risk to health or safety as urgent and arranging emergency action.
Older terraces in Gorton, Cheetham Hill and Ardwick warrant careful inspection as colder weather arrives. Damp and mould can engage existing repair and fitness duties, with enforcement or compensation consequences. Assess the property’s circumstances rather than applying uncommenced Awaab’s Law deadlines.
Don’t wait for a complaint. Inspect proactively.
Your plain-english compliance checklist
Use this as your starting point. It’s not exhaustive, but it covers the actions most Manchester landlords need to take right now.
Tenancy documents
- Confirm the applicable private assured tenancies are treated as periodic; preserve existing agreements and records rather than assuming a replacement contract is required
- Check you’ve issued the Government Information Sheet (and act immediately if you haven’t)
- Remove any fixed-term end dates from future agreements
Possession process
- Remove Section 21 notices from your process entirely
- Ensure your letting agent or solicitor is familiar with the updated Section 8 grounds
- Keep records of any tenancy breaches – evidence is now essential
Rent reviews
- Set a calendar reminder for annual rent reviews
- Use the prescribed Section 13 Form 4A process for covered assured tenancies
- Give two months’ written notice before any increase takes effect
Property condition
- Carry out a damp and mould inspection on all properties – especially older stock in Hulme, Gorton, and Miles Platting
- Document the condition with photos and written records
- Set up a clear reporting process and respond promptly under existing repair and fitness duties
Why Manchester landlords can’t afford to get this wrong
Manchester offers a varied rental market, from city-centre flats to suburban family homes. October’s portfolio review should use each property’s rent, occupancy, costs and comparable evidence rather than an unverified city-wide occupancy or yield figure.
Returns depend on lawful management as well as rent. Incorrect possession paperwork can prolong a dispute, unresolved hazards can lead to enforcement or compensation, and tenants can challenge an above-market rent proposal at the Tribunal.
Whether you own one flat near Salford Quays or a portfolio stretching from Ancoats to Old Trafford, the risk of getting compliance wrong has never been higher – and the cost of getting it right has never been lower, with the right support in place.
How Hunters Manchester can help
Hunters Manchester works with landlords across the city centre, Salford, Ancoats, Miles Platting, Hulme, Ardwick, Gorton, Cheetham Hill, and Old Trafford. The team understands the local market, the council enforcement landscape, and the practical steps you need to take under the Renters’ Rights Act.
If you’re not sure whether your tenancies are compliant, now is the time to find out – not after a council inspection or a tenant complaint.
Get in touch with Hunters Manchester today to talk through your portfolio and get the guidance you need. Let’s make sure your investment is protected, your tenants are looked after, and your compliance is watertight.
Ready to know what your property is worth in today’s market? Book a free valuation with Hunters Manchester and get an accurate, up-to-date assessment from a local expert who knows Manchester inside out.
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