April 24, 2026
UK Property Market / Manchester
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After years of discussions, the Renters’ Rights Act is only days away from coming into play. From 1st May 2026, it’s live – and it’s something anyone involved in property needs to be aware of.
While the headlines make it sound dramatic, the reality is a bit more measured. Yes, this is one of the biggest shifts in renting for decades. But it’s far from the end of buy-to-let.
Here’s what’s actually changing, what it means in practice, and where things go from here.
No More Fixed Terms
From May, most tenancies automatically become rolling agreements.
Fixed-term ASTs are effectively gone. Instead, everything moves to periodic tenancies – meaning agreements run month-to-month with no fixed end date.
Tenants will need to give 2 months’ notice to end a tenancy, and landlords with a valid reason to repossess the property will need to give 4 months’ notice.
Securing the right tenant is more important than ever, as Section 21 notices – also known as no-fault evictions – can no longer be served by landlords.
Section 21 Is Gone
This is the headline change everyone’s been talking about.
No-fault evictions are no longer allowed. Landlords now need a valid, legally defined reason to regain possession – whether that’s selling, moving in, or tenant-related issues like arrears.
There’s still a route to possession, it’s just more formal and more evidence-based.
In reality, good landlords who already follow process won’t feel a huge difference here. The biggest impact is on poor practice being squeezed out.
Rent Increases Limited
Rent reviews are now standardised:
• Increases are limited to once per year
• A formal process (Section 13) must be followed
• Tenants can challenge increases they feel are above market rate
This doesn’t mean rents won’t rise — especially in undersupplied markets like Manchester. It just means increases need to be justified and transparent.
No Bidding Wars or Upfront Rent
Two smaller changes that will have a noticeable day-to-day impact:
• Rental bidding wars are banned – no more encouraging or accepting offers above asking rent
• Upfront rent is capped – landlords can’t demand large lump sums in advance
Both are aimed at making access fairer, particularly for renters who’ve been priced out by competitive demand. It means landlords and agents need to reference tenants thoroughly and set realistic asking prices.
Pets, People and Access to Homes
Tenants now have stronger rights around:
• Requesting pets (which can’t be unreasonably refused)
• Renting with children or on benefits
It’s a clear move towards reducing discrimination in the rental market – something that’s been under scrutiny for years.
What About Existing Tenancies?
This is where a lot of confusion has been.
The key point:
Most existing tenancies automatically transition into the new system on 1st May.
That means:
• Fixed terms effectively fall away
• Section 21 can no longer be used
• New rent rules apply going forward
There’s no need to reissue contracts – but the legal framework around them changes overnight.
How Are Landlords Feeling?
A report by NRLA in winter 2025 found that:
• Almost half of landlords mentioned the Renters’ Rights Act
• 65% felt ‘fairly’ or ‘very’ prepared, whilst the rest felt unprepared or unsure
• Pets were the main concern within the Act
For landlords with just one property, 9% said they expect to exit before the Act comes in. For those with multiple properties, that drops to just 1%.
Only 1% of landlords with a buy-to-let mortgage considered exiting the market, and 4% of those with no lending.
“We have always maintained a high standard of property rentals with all certification and safety measures checked and renewed accordingly. The area we feel less prepared for is the application of new tenants. We will be looking closer at referencing in order to reduce any potential tenant issues.”
As a whole, landlord confidence has been knocked slightly – but very few are actually leaving the market. With the right management, the changes shouldn’t impact landlords much. But those that are unprepared will face challenges.
So… Is This a Problem for Investors?
Short answer: not really – it just needs managing well.
The Act makes it harder to be a passive or inexperienced landlord. But for those treating property as a long-term, professionally managed investment, it actually reinforces the model.
• Stronger tenants staying longer
• More predictable income streams
• Greater need for good management
Instructing an experienced property manager with a good track record is sometimes the best answer. It avoids worry for those unsure about all of the legislation, or without enough time to make sure they get every little thing right.
What Comes Next?
1st May marks the first changes coming into action.
Further changes are expected to roll out over time, including:
• A landlord database
• A new Ombudsman
• Tighter property standards
So this isn’t a one-off change – it’s the beginning of a more regulated, more structured rental sector.
Final Thoughts
The Renters’ Rights Act is a significant change, but it’s not a sudden shock to the system.
In reality, it brings more structure to a sector that’s already been moving in this direction – longer tenancies, clearer processes, and a stronger focus on tenant quality. For landlords, it’s less about reacting and more about tightening up how things are managed day-to-day.
Confidence may have dipped slightly in the run-up, but the data shows very few are actually leaving the market. Instead, most are adapting – reviewing how they operate, leaning more on professional management, and focusing on getting the fundamentals right.
If you’d like a no-obligation chat with our team about managing your property, or simply have any questions surrounding the Act, contact us here.
