The Renters' Rights Bill is set to transform the private rental sector from 2026. Here's what it means for landlords in Greater Manchester and how to prepare.
The private rental sector is undergoing its biggest shake-up in over 30 years. The Renters' Rights Bill, which received Royal Assent in 2025, introduces sweeping changes that every landlord needs to understand. With over 25 years in the lettings industry across Greater Manchester, we've navigated plenty of legislative changes — and this one is significant.
Section 21 Is Going — What Replaces It?
The headline change is the abolition of Section 21 'no-fault' evictions. From May 2026, landlords will no longer be able to end a tenancy without providing a valid reason. Instead, all tenancies will become Assured Periodic Tenancies with no fixed end date. Tenants can leave by giving two months' notice at any time.
For landlords who need to regain possession, strengthened Section 8 grounds remain available. These include rent arrears (both mandatory and discretionary grounds), antisocial behaviour, the landlord wishing to sell, and the landlord or a family member wanting to move in. The key difference is that you'll always need a legitimate reason.
The Decent Homes Standard Comes to the Private Sector
For the first time, private rentals will need to meet the Decent Homes Standard — previously only required in social housing. This means properties must be free from serious hazards, in a reasonable state of repair, have reasonably modern facilities, and provide adequate thermal comfort.
Most well-maintained properties in Greater Manchester already meet these standards. If you've been keeping on top of maintenance, gas safety checks, and EPC ratings, you're likely in good shape. If you're unsure, now is the time to get a professional assessment.
A New Ombudsman for Private Landlords
All private landlords will be required to join a new ombudsman service. This gives tenants a free, impartial route to resolve disputes without going to court. The ombudsman will be able to order apologies, action plans, and compensation of up to £25,000.
While this might sound daunting, it actually benefits professional landlords. It creates a clear, structured process for handling complaints and reduces the likelihood of costly court proceedings.
Bidding Wars and Rent-in-Advance Restrictions
The Bill bans rental bidding — landlords and agents must publish an asking rent and cannot invite or accept offers above it. You also won't be able to ask for more than one month's rent in advance (with limited exceptions).
This means pricing your property correctly from the start is more important than ever. At McGowan Lettings, we use detailed local market data to ensure your property is competitively priced to attract quality tenants quickly.
What Should Landlords Do Now?
First, don't panic. These changes are designed to professionalise the sector, and landlords who already operate to high standards have little to worry about. Here's our practical advice:
Review your properties against the Decent Homes Standard and address any issues now. Update your tenancy agreements to reflect the new Assured Periodic Tenancy model. Familiarise yourself with the strengthened Section 8 grounds. Budget for ombudsman registration fees. Work with a reputable letting agent who understands the new legislation.
At McGowan Lettings, we're already preparing our landlords for these changes. Whether you're on our Fully Managed service or Let-Only, we'll ensure your tenancies are compliant and your interests are protected.
Get in touch for a free, no-obligation chat about how the Renters' Rights Bill affects your portfolio. With over 25 years of experience across Bury, Bolton, Manchester, and the wider Greater Manchester area, we're here to help you navigate the changes with confidence.