The Renters' Rights Act Is Now Law: What Manchester Landlords Must Do Immediately
The Renters' Rights Act 2025 came into force on 1 May 2026. This is the most significant change to private rented sector law in a generation. Section 21 no-fault evictions are abolished, all assured shorthold tenancies have automatically converted to periodic tenancies, rent increase rules have changed, and tenants have new rights including the ability to request pets. Penalties for non-compliance have increased to up to £40,000.
If you are a landlord in Manchester or Greater Manchester, this guide explains exactly what has changed and what you need to do right now.
What Changed on 1 May 2026
Section 21 No-Fault Evictions: Abolished
As of 1 May 2026, landlords can no longer serve Section 21 notices to end a tenancy. Any Section 21 notice served on or before 30 April 2026 remains valid, but court proceedings must be issued by 31 July 2026 or within six months of service, whichever is earlier. After that date, the only route to possession is through Section 8 grounds.
This means that if you have been relying on Section 21 as your default route to regaining possession, you need to familiarise yourself with the reformed Section 8 grounds immediately.
All Tenancies Are Now Periodic
Every assured shorthold tenancy in England has automatically converted to an assured periodic tenancy on 1 May 2026. There are no more fixed-term tenancies. Tenancies now roll on month-to-month with no end date.
What this means in practice:
- You cannot create new fixed-term assured shorthold tenancies.
- Existing fixed-term tenancies have automatically become periodic.
- Tenants can leave by giving two months' written notice at any time.
- You cannot include contractual rent review clauses — rent increases must be done through the statutory Section 13 process only.
Rent Increases: New Rules
Under the Act, landlords can only increase rent once per year, using a Section 13 notice with at least two months' notice. No other method of increasing rent is permitted. Tenants can challenge the proposed rent at a tribunal if they believe it exceeds the local market rate.
Tenants Can Request Pets
Tenants now have a statutory right to request permission to keep a pet in writing. Landlords cannot unreasonably refuse and must respond within 28 days. If you do not respond within 28 days, consent is deemed to have been given. The standard tenancy deposit covers any pet-related damage — there is no separate pet deposit.
Enhanced Penalties
The maximum civil penalty for housing offences under the Act has increased to £40,000 for serious, persistent or repeat offenders (up from £30,000 under previous legislation). First-time minor breaches can attract penalties of up to £7,000.
The Statutory Information Sheet: Deadline 31 May 2026
Every landlord must provide all existing tenants with the Renters' Rights Act Information Sheet 2026 by 31 May 2026. This is a government-published document that explains tenants' rights under the new law. Failure to provide it can result in a fine of up to £7,000.
The information sheet is available to download from gov.uk. You must provide it to every tenant in every property you own, not just new tenants.
Action required: Download the information sheet from gov.uk and send it to all your tenants before 31 May 2026. Keep a record of when you sent it and how (email with read receipt is recommended).
New Section 8 Grounds for Possession
With Section 21 gone, you need to understand the reformed Section 8 grounds. There are now 37 grounds for possession, split into mandatory and discretionary. The key grounds for most landlords are:
Mandatory Grounds (Court must grant possession)
- Ground 1 — Landlord or family member wants to live in the property. Four months' notice required. Cannot be used in the first 12 months of a tenancy.
- Ground 1A (new) — Landlord intends to sell the property. Four months' notice required. Cannot be used in the first 12 months. After obtaining possession, the landlord cannot re-let the property for 12 months.
- Ground 6 — Demolition or major redevelopment. Four months' notice.
- Ground 6B (new) — Compliance with enforcement action. Four months' notice. Allows possession where the landlord needs to carry out work required by a local authority enforcement notice that cannot be done with tenants in occupation.
- Ground 7A — Serious anti-social behaviour or criminal conviction. Proceedings can be issued immediately.
- Ground 8 — Rent arrears of three months or more. Four weeks' notice. Arrears must exist both at the date of the notice and at the hearing.
Discretionary Grounds (Court decides)
- Ground 10 — Any rent arrears. Four weeks' notice.
- Ground 11 — Persistent late payment. Two weeks' notice.
- Ground 12 — Breach of tenancy terms. Two weeks' notice.
- Ground 14 — Anti-social behaviour (lesser). Two weeks' notice.
Critical Restriction
Grounds 1 and 1A cannot be used in the first 12 months of a tenancy. This means that once you grant a tenancy, you are committed for at least a year before you can seek possession on these grounds.
How Electrical Compliance Connects to the Act
The Renters' Rights Act significantly raises the stakes for electrical safety compliance. Here is how:
You Cannot Obtain Possession Without Compliance
When the PRS Database (Property Portal) launches in late 2026 or 2027, landlords who are not registered — which requires uploading current EICR documentation — will be unable to obtain possession orders from the court (except for anti-social behaviour grounds 7A and 14). An expired or missing EICR could directly prevent you from regaining your property.
Enhanced Enforcement Powers
Since 27 December 2025, local authorities have had expanded investigatory powers under the Act. They can inspect properties, demand compliance documents (including EICRs) and access third-party data to identify non-compliant landlords. In Greater Manchester, councils are already using these powers proactively.
Higher Penalties for EICR Breaches
The maximum civil penalty for breaches of the Electrical Safety Standards Regulations has increased from £30,000 to £40,000 under the new enforcement framework. With councils now having both the powers and the motivation to enforce, the risk of being caught without a valid EICR has never been higher.
The Decent Homes Standard
The Act introduces the Decent Homes Standard for private rented properties for the first time. Under Criterion A, properties must be free from serious (Category 1) HHSRS hazards — which includes dangerous electrical installations. While full enforcement is not until 2035, the assessment framework is already being used by local authorities.
Immediate Action Checklist for Manchester Landlords
By 31 May 2026
- [ ] Provide the statutory information sheet to all existing tenants
- [ ] Check your EICR status — ensure every property has a valid, satisfactory EICR
- [ ] Complete any outstanding remedial work from previous EICRs
- [ ] Review your tenancy agreements — understand that all are now periodic
- [ ] Update your rent review process — Section 13 is the only permitted route
By End of 2026
- [ ] Prepare for PRS Database registration — gather all compliance documentation (EICRs, gas safety certificates, EPCs)
- [ ] Review your pet policy — you cannot unreasonably refuse pet requests
- [ ] Familiarise yourself with Section 8 grounds — this is now your only route to possession
- [ ] Budget for compliance — consumer unit upgrades, rewiring and electrical remedial work where needed
- [ ] Review your insurance — confirm your landlord insurance reflects the new legal landscape
2027 and Beyond
- [ ] Register on the PRS Database when it launches in your area
- [ ] Join the PRS Ombudsman when mandatory (expected 2028)
- [ ] Prepare for Awaab's Law timescales for hazard repairs (expected 2027)
- [ ] Plan towards Decent Homes Standard compliance (full enforcement from 2035)
What Happens If You Ignore the Act
The consequences of non-compliance are now more severe than ever:
- Financial penalties of up to £40,000 per breach
- Inability to serve valid possession notices or obtain court orders
- Rent repayment orders allowing tenants to reclaim up to 12 months' rent
- Criminal prosecution for serious or repeat offences
- Insurance claims rejected where non-compliance is discovered
- Banning orders preventing you from letting property entirely
Manchester-Specific Context
Greater Manchester's rental market is one of the largest outside London. Manchester City Council, Salford, Tameside, Stockport, Oldham and Rochdale all have active private rented sector enforcement teams. Selective licensing schemes in several boroughs already require landlords to demonstrate compliance, and the new local authority powers under the Act will strengthen enforcement further.
The age of Manchester's housing stock — with significant numbers of Victorian and Edwardian terraced properties — means that electrical compliance is a particular challenge. Many of these properties have wiring and consumer units that will not pass a modern EICR without remedial work.
Get Your Properties Compliant Now
The Renters' Rights Act has changed the landscape permanently. Electrical compliance is no longer just about avoiding a fine — it is fundamental to your ability to operate as a landlord.
Manchester Compliance provides EICR inspections, remedial work and full electrical compliance services across Greater Manchester.
- Call: 0161 706 1360
- Email: Info@manchestercompliance.co.uk
- Address: 25 Holden Clough Drive, Ashton-under-Lyne, OL7 9TH
EICR testing requirements | Landlord electrical safety obligations | Managing compliance across multiple properties