The private rental sector has now entered a major period of change.
From 1 May 2026, the Renters’ Rights Act came into force, bringing in some of the most significant reforms to renting in almost 40 years. According to the government, the changes are designed to give around 11 million renters stronger protections, while creating a clearer and more balanced system for responsible landlords. (1)
The biggest headline is the end of Section 21 ‘no-fault’ evictions.
Private landlords can no longer evict tenants without a valid reason. For renters, this means greater security and less uncertainty, particularly for families, long-term tenants and those wanting to put down roots in their local community.
However, this does not mean landlords have lost the ability to regain possession of their property. They can still do so for clear legal reasons, such as selling the property, moving back in, serious rent arrears or anti-social behaviour.
In practical terms, the emphasis has shifted from flexibility without explanation to evidence, process and clear grounds.
Another major change is the move away from fixed-term contracts in the private rented sector.
Tenancies will now roll on a monthly or weekly basis, depending on the arrangement, rather than having a fixed end date. Tenants can end their tenancy by giving two months’ notice, which should give renters more flexibility if their circumstances change.
For landlords, this makes good tenant communication, clear records and strong property management more important than ever.
The Act also introduces tighter rules around rent increases.
Landlords can now only raise rent once a year, and tenants have the right to challenge increases they believe are unfair. Bidding wars have also been banned, meaning landlords must not ask for more than the advertised rent. In addition, landlords cannot ask for more than one month’s rent upfront.
This is likely to make accurate pricing even more important.
As with the sales market, the rental market is still shaped by local demand, affordability and property condition. Across Greater Manchester, Stockport, Tameside, Cheshire and the wider North West, well-presented homes in the right locations are still likely to attract strong interest, but landlords will need to make sure their pricing is realistic from the outset.
The new rules also affect how tenants are treated before and during a tenancy.
It is now illegal to refuse tenants simply because they receive benefits or have children. Renters can also ask to keep a pet, and landlords must reasonably consider the request.
This does not remove the need for proper checks, sensible referencing or responsible tenancy management. What it does mean is that blanket bans and unfair exclusions are no longer acceptable.
For many tenants, these changes will feel like a step towards a more stable and less stressful rental experience.
For landlords, the key message is preparation.
The rental market remains active, but the regulatory environment has changed. Landlords should review their tenancy agreements, rent review processes, advertising, referencing procedures and approach to possession notices.
Good landlords who already maintain their properties well and deal fairly with tenants should be well placed to adapt. However, relying on outdated paperwork or informal arrangements could create problems.
There are also further changes ahead. From late 2026, the government plans to begin rolling out a Private Rented Sector Database and a new Private Landlord Ombudsman. Future reforms are also expected around hazards, damp and mould, energy efficiency and a new Decent Homes Standard for private rentals.
Overall, the Renters’ Rights Act represents a major reset for the private rented sector.
For tenants, it offers more security, clearer rights and stronger protections. For landlords, it reinforces the need for professional standards, accurate documentation and a long-term approach to property investment.
In recent months, some landlords have decided to reduce their portfolio or even exit the rental market entirely in light of the new rules.
This is a decision for individual landlords and will depend on their current investment strategy, but what is certain is that landlords will need to think carefully about their future plans as the Renter’s Rights Bill comes into effect.
As ever, local knowledge will matter.
Whether you are a landlord reviewing your options, an investor considering your next move, or a property owner thinking of selling, understanding how these reforms affect the market is key. Edward Mellor has supported buyers, sellers and property owners across Manchester and the North West for over 40 years, with local teams who understand the market on the ground.
If you are a landlord thinking of selling a rented property, with or without tenants, contact Edward Mellor today. Our experienced local teams can provide an accurate property valuation and help you decide on the best route to market.
1 – GOV.UK: When will the Renters’ Rights Act come into force?
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