Overview
The Renters’ Rights Act came into force on 1 May 2026, bringing the most significant changes to England’s private rented sector in decades. For Manchester—where private renting is widespread—the new rules fundamentally reshape the landlord-tenant relationship. The scale of churn in the local market underlines why this matters: between 2019 and 2025, around 30% of Greater Manchester private renters moved twice and 25% moved three or more times, illustrating the instability the Section 21 reforms are intended to reduce.
Key changes brought by the Act:
- Section 21 “no-fault” evictions abolished
- All assured shorthold tenancies (ASTs) converted to rolling periodic tenancies
- Rent increases capped at once per year with a required 2-month notice
- Bidding wars banned (maximum rent = advertised price)
- Discrimination against benefit claimants or families with children made illegal
- Landlords must reasonably consider pet requests
Section 21 No-Fault Evictions Abolished
The Act abolishes Section 21 no-fault evictions, a change that tenant advocacy groups have pursued for years. In its place, possession must now proceed through the Section 8 process, which requires landlords to cite a recognised legal ground.
What this means
- All existing ASTs automatically converted to rolling periodic tenancies from 1 May 2026
- Landlords can no longer end a tenancy without providing a legally recognised reason
- Grounds for possession now require landlords to prove specific circumstances (e.g., rent arrears, landlord intends to sell, landlord or family to move in)
The changes apply to all existing and new private tenancies simultaneously—there is no grandfathering period for tenancies signed before 1 May 2026. Possession is now governed by 17 revised Section 8 grounds, served via Form 3A, covering circumstances such as selling the property, a landlord or family member moving in, rent arrears, and antisocial behaviour.
Transitional arrangements
The information sheet requirement applies to tenancies created before 1 May 2026. Landlords must provide the prescribed sheet to tenants by 31 May 2026 or risk a fine of up to £7,000.
Separately, some legal commentators describe a transitional exemption for landlords who served a valid Section 21 or Section 8 notice before the Act took effect, running for one month from when the notice lapses or court proceedings conclude. This is not stated on the GOV.UK information-sheet page; landlords who served notice before 1 May 2026 should confirm their position with a solicitor.
Court claims deadline: Landlords with existing Section 21 claims must file them by 31 July 2026.
Tenant notice requirements
Tenants must give 2 months’ notice to end their tenancy under the new framework. The exact timing of when tenants may give notice (whether aligned to the rent date or at any time) remains an area awaiting official clarification.
Users concerned about this ambiguity should confirm their specific notice obligations with a licensed housing adviser or solicitor.
Rent Increase Rules Under the Renters’ Rights Act
The Act introduces tighter controls on when and how landlords can raise rent.
Key restrictions
| Rule | Detail |
|---|---|
| Frequency | Rent increases permitted maximum once per year |
| Notice period | 2 months’ notice required before any increase takes effect |
| First year | No rent increase permitted in the first year of a tenancy |
| Procedure | Must use Section 13 notice / Form 4A |
What this means for tenants: Rent stability is now guaranteed for at least the first 12 months of occupancy, with annual increases thereafter subject to a 2-month notice period.
What this means for landlords: Annual rent review schedules must be planned carefully, with notices served well in advance of the intended effective date.
Financial Protections for Tenants
Bidding wars banned
Landlords and letting agents may not accept offers above the advertised rent. The maximum rent is the advertised price.
Upfront payments limited
- Maximum 1 month’s rent can be requested upfront, and this payment may only be taken after the tenancy agreement is signed
- No rent in advance may be requested or accepted before the tenancy agreement is signed
What tenants should check
These rules apply to the initial letting process. Prospective tenants should ensure no deposits or advance rent are requested during the viewing or application stage, only after the agreement is formally signed.
Pets: Landlords Must Reasonably Consider Requests
Under the Act, landlords must consider tenant requests to keep pets reasonably.
Practical considerations
- Landlords may still refuse on reasonable grounds (e.g., property unsuitability, building restrictions)
- Tenants should make written requests and retain records of the landlord’s response
- Landlords may request pet damage insurance or a pet clause in the tenancy agreement
Discrimination Against Benefit Claimants and Families Prohibited
The Act makes it illegal for landlords or letting agents to discriminate against:
- Tenants receiving benefits (Universal Credit, Housing Benefit, etc.)
- Families with children
For readers considering renting in Manchester, this means that blanket bans on benefit claimants or “no children” policies are no longer permissible. Any refusal based on these grounds may subject the landlord to enforcement action.
Landlord Compliance Deadlines and Fines
Landlord information sheet requirement
Landlords must provide tenants with a prescribed information sheet. The deadline for compliance is 31 May 2026.
Penalties:
- Standard fine: Up to £7,000 for non-compliant landlords (not providing the information sheet)
- Manchester-specific: Fines of up to £40,000 for repeat offences
Local enforcement: Manchester Renters’ Rights Resolution Team
Manchester City Council has established a dedicated enforcement team—the Renters’ Rights Resolution Team—which is operational as of May 2026. This team handles complaints and compliance enforcement within the city. The council’s Trading Standards and Housing Compliance teams are actively investigating breaches, with the same fine powers—up to £7,000 for first or minor offences and up to £40,000 for repeat offences—applied through this route.
For landlords and investors in Manchester property, the presence of a dedicated local enforcement team means compliance will be actively monitored. For tenants, it offers a clear route for reporting non-compliance.
Phase 2 and Phase 3: What’s Coming
The Renters’ Rights Act is being implemented in phases. Phase 2 is expected to include:
Elements expected (timeline according to legal sources):
- Private Rented Sector (PRS) Database — a national landlord register
- Property Ombudsman — a dedicated redress scheme for tenant-landlord disputes
Timeline: Late 2026 to 2028
The PRS Database is expected to roll out in stages from late 2026, with all landlords required to register; the Ombudsman scheme is expected to be fully operational by 2028.
Phase 3: Longer-term standards
A third phase is anticipated from 2030 onward, expected to introduce a minimum EPC C energy-efficiency requirement for rented homes and apply the Decent Homes Standard to the private rented sector.
Readers should monitor official GOV.UK announcements for confirmation of exact dates and registration requirements.
Practical Guidance by Reader Group
For Manchester landlords
Key actions required immediately:
- Confirm all tenancies have converted to periodic status under the new rules
- Provide the prescribed information sheet to all tenants by 31 May 2026
- Review rent increase procedures to comply with once-per-year + 2-month notice rules
- Update advertising and application processes to reflect the ban on bidding wars and upfront payment restrictions
- Prepare a written pet request policy that allows for reasonable consideration
- Review tenant selection criteria to remove any discriminatory language regarding benefits or family status
- File any existing Section 21 claims by 31 July 2026
Compliance priority: The information sheet requirement carries a penalty of up to £7,000 (and up to £40,000 for repeat offences in Manchester). Landlords should treat this as the highest-priority compliance item.
For Manchester tenants
New rights under the Act:
- No Section 21 eviction applies to your tenancy
- Rent increases capped at once per year with 2 months’ notice
- No first-year rent increase is permitted
- Bidding wars illegal — you cannot be asked to pay more than the advertised rent
- Maximum 1 month’s rent payable upfront, and only after signing the agreement
- Right to request a pet with the landlord required to give reasonable consideration
- Protection from discrimination based on benefit status or family composition
What tenants should note:
- If you wish to end your tenancy, 2 months’ notice is required
- The exact rules on when this notice may be given (aligned to rent date or flexible timing) remain pending official clarification—check with the council or a housing adviser
For property investors
The abolition of Section 21 represents a structural change to the Manchester rental market.
- Predictability for tenants is now significantly increased
- Landlord ability to regain possession is now limited to prescribed grounds
- Local enforcement in Manchester is operational, increasing compliance risk for unprepared landlords
- Phase 2 changes (database, ombudsman) will introduce additional regulatory costs
Readers affected by these items should confirm the current position with their local council (Manchester Renters’ Rights Resolution Team) or a qualified solicitor before taking action based on assumptions.
Summary Timeline
| Date | Milestone |
|---|---|
| 1 May 2026 | Renters’ Rights Act in force; Section 21 abolished; ASTs convert to periodic |
| 31 May 2026 | Landlord information sheet compliance deadline |
| 31 July 2026 | Deadline to file existing Section 21 court claims |
| Late 2026–2028 | Phase 2: PRS Database and Ombudsman expected |
| 2030+ | Phase 3: EPC C minimum and Decent Homes Standard expected |
Zagdim Analysis
- Preparing for Phase 2 now, through accurate record-keeping and compliance systems, appears prudent, as the planned PRS Database may eventually require landlords to register properties and pay associated fees.
- Accounting for reduced eviction flexibility in cash-flow models appears sensible, given that possession is now limited to prescribed grounds.
- Shifting portfolio strategy toward longer-term, higher-quality tenant relationships may suit the new framework better than short-cycle turnover.
Disclaimer: This article is based on officially published sources current as of 3 June 2026, including Office for National Statistics (ONS) data and GOV.UK announcements. Always confirm current rates and eligibility via GOV.UK or the ONS directly.
