The rules have changed. The Renters’ Rights Act (RRA) is now in force, and it’s the biggest overhaul of the private rented sector in a generation. If you’re a landlord in Manchester – whether you own one flat in Ardwick or a portfolio stretching across Hulme, Gorton, and Salford – this affects you directly.
The good news? You don’t need to panic. You need a plan. Here’s exactly what’s changed, what it means for your rental income, and the steps to take right now.
What the Renters’ Rights Act actually changes
Let’s be clear about the headline shifts. These aren’t proposals – they’re law.
Section 21 is abolished.
The so-called “no-fault eviction” route is gone. You can no longer serve a Section 21 notice to end a tenancy without giving a specific, legally valid reason. If you need to recover your property – to sell it, move in, or address serious rent arrears–you’ll need to rely on the updated Section 8 grounds.
This is a significant operational shift. Make sure your tenancy agreements, documentation, and processes reflect the new grounds now.
All tenancies are now periodic by default
Fixed-term tenancies no longer exist in the traditional sense. All new tenancies – and existing ones converted under the Act – are now open-ended, rolling periodic tenancies. Tenants can end their tenancy with two months’ notice. Landlords must use the updated Section 8 grounds.
If your current agreements still reference fixed-term end dates, they need updating.
Rent increases are restricted.
Landlords can only increase rent once per year, and tenants have the right to challenge increases they consider above market rate through a First-tier Tribunal. Spurious rent hikes used as a back-door eviction method are now firmly off the table.
The PRS Database is incoming.
The new Private Rented Sector (PRS) Database will require every landlord to register each property they let. This is a national requirement – but in Manchester, it carries extra weight. More on that below.
Why this hits Manchester landlords particularly hard
Manchester has one of the highest concentrations of private rented stock in the country. Areas like Ardwick, Hulme, Cheetham Hill, Gorton, Old Trafford, Salford, Ancoats, and Miles Platting are dominated by private lettings. That means the RRA lands squarely here.
Yields are strong – but only if you stay compliant.
Ardwick is currently delivering yields of around 7.2%. Salford Quays sits between 6.5% and 7%. These are strong numbers. But they’re only sustainable if you avoid the financial penalties that non-compliance now triggers.
Rent Repayment Orders (RROs) are one of the biggest risks. Tenants – and local authorities – can apply for an RRO if a landlord breaches key obligations. Under the strengthened Renters’ Rights Act provisions, the maximum rent repayment order can reach up to 24 months’ rent for relevant offences. On a property generating £1,200 per month, the potential exposure could reach £28,800 if the maximum award applied. That’s not a risk worth taking.
Cheetham Hill landlords face a dual compliance burden.
Cheetham Hill’s selective licensing scheme came into force in February 2026. That means landlords here are now operating under both the RRA and a mandatory local licensing regime simultaneously.
Every property in the selective licensing zone must hold a valid licence. When the PRS Database launches, you’ll need to include your selective licence number in your registration. Missing either layer of compliance opens you up to enforcement action from Manchester City Council – on top of any RRA penalties.
If you’re a landlord in Cheetham Hill and haven’t yet applied for your selective licence, this is urgent.
Your compliance checklist – act now
Here’s a practical, step-by-step breakdown of what you need to do.
1. Audit your tenancy agreements.
Review every agreement across your portfolio. Fixed-term clauses, old Section 21 references, and outdated notice periods all need updating. If you’re managing multiple properties across areas like Hulme, Gorton, or Old Trafford, this audit needs to happen property by property.
2. Get to grips with the updated Section 8 grounds.
Section 8 is now your primary route to possession. The RRA has expanded and strengthened several grounds – including stronger protections for landlords where tenants have accrued significant rent arrears. Know which grounds apply to your situation before you ever need to use them.
3. Prepare for PRS Database registration.
The database is coming. Start gathering the information you’ll need now: property addresses, EPC ratings, gas safety certificates, electrical condition reports, and – where applicable – selective licence numbers. Getting ahead of this puts you in a stronger position when registration opens.
4. Review your rent review process.
You can only increase rent once every 12 months. Make sure your process is documented, transparent, and benchmarked against local market rates. If a tenant challenges an increase at tribunal, you’ll need evidence that the figure is reasonable for the area.
5. Check your insurance and landlord protection cover.
Many standard landlord insurance policies were written around the old Section 21 framework. With longer possession timelines now likely under Section 8, review your rent guarantee and legal expenses cover to make sure it reflects the new landscape.
What this means for landlords with larger portfolios
If you own multiple properties across Manchester – say, a mix of city centre apartments in Ancoats, terraced houses in Miles Platting, and HMOs in Salford – the administrative load has increased significantly.
Each property needs individual compliance. Each selective licensing zone has its own rules. Each tenancy agreement needs to be RRA-compliant. This is exactly the kind of workload where having a specialist lettings agent managing your portfolio pays for itself many times over.
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 enforcement landscape – not just the national legislation.
Don’t wait for a tenant complaint or a council notice
Reactive compliance is the most expensive kind. Landlords who update their processes now – before a dispute arises – are the ones who protect their yields and avoid tribunal costs.
The RRA has shifted the balance of power in the private rented sector. That doesn’t mean it’s bad for landlords who run their portfolios well. It does mean the margin for error is smaller than it’s ever been.
Manchester’s rental market remains one of the strongest in the UK. Demand across Ardwick, Hulme, Salford, and the wider city is consistently high. The landlords who will continue to benefit from that demand are the ones who treat compliance as a core part of their business – not an afterthought.
Get the right support in place today
The Renters’ Rights Act isn’t going away, and neither is Manchester’s selective licensing enforcement. The smartest move you can make right now is to get a clear picture of where your portfolio stands – and what needs to change.
Hunters Manchester is here to help you navigate every layer of the new legislation, from updating your tenancy agreements to managing your PRS Database registration and staying on top of local licensing requirements.
Book a free landlord portfolio review with Hunters Manchester today and find out exactly where you stand under the new rules. Or get in touch with the branch directly to talk through your specific situation – no jargon, no pressure, just straightforward advice from a team that knows Manchester’s rental market inside out.
Preparing evidence before you need it
A compliant possession or rent-review process depends on records that can be produced quickly. Keep the signed tenancy information, deposit protection evidence, safety certificates, inspection notes, repair correspondence and rent account together for each property. Where a managing agent acts for you, agree who is responsible for each document and how often the file is checked.
A quarterly portfolio review is a sensible rhythm. Confirm that certificates are current, reported repairs have a clear audit trail, contact details are accurate and any licensing condition has been met. This does not remove the need for case-specific legal advice, but it reduces the risk of discovering a missing document when a notice, council enquiry or tenant complaint is already under way.
For Manchester landlords, local licensing and national tenancy reform should be treated as separate workstreams. Check the council’s address-level licensing information rather than assuming that an entire neighbourhood is either inside or outside a scheme. Then record the result for every property. A portfolio dashboard with renewal dates, responsible people and outstanding actions makes compliance an operational routine rather than an emergency.
Here to get you there.
