Introduction: Why Landlords Must Act Now on the Renters’ Rights Act 2025
The Renters’ Rights Act 2025, which evolved from the long-awaited Renters (Reform) Bill, marks the most sweeping overhaul of England’s private rented sector in more than three decades. The Bill gained Royal Assent on 27 October 2025, formally becoming law — yet most of its headline reforms are not yet in force. Key measures such as the abolition of “no-fault” evictions under Section 21 of the Housing Act 1988 will only take effect once detailed commencement regulations are introduced over the coming months.
That gives landlords a narrow but crucial window: a chance to prepare portfolios, documentation, and strategy before the new framework bites. When these rules do take effect, they will change not only the legal foundations of every tenancy but also the culture of renting itself. Those who act early will adapt smoothly. Those who don’t risk confusion, disputes, and financial loss.
A shift in the balance of renting
For years, the private rented sector has operated on the flexibility of fixed-term tenancies and the availability of Section 21 to regain possession. The new law changes that dynamic. Every tenancy will eventually convert to a periodic (rolling) agreement, giving tenants more freedom to leave — and requiring landlords to demonstrate legitimate grounds if they wish to recover possession. Alongside this, the Act introduces a Private Rented Sector Ombudsman, strengthens enforcement powers, and embeds the Decent Homes Standard across the entire rental market.
Why timing matters
Although the reforms are not yet operational, landlords cannot afford to wait for official deadlines. Experience from previous regulation — such as EPC requirements and deposit protection rules — shows that those who prepare early save time, money, and stress later. Updating tenancy templates, improving record-keeping, auditing property standards, and understanding new possession grounds are all steps that can begin today.
What this guide covers
This comprehensive guide outlines the five most important actions every landlord should take now to safeguard their investments and stay compliant:
Review current tenancy agreements to align with future periodic tenancies.
Prepare for the end of Section 21 and understand new possession grounds.
Upgrade property standards ahead of the Decent Homes requirements.
Strengthen tenant management systems for the incoming Ombudsman era.
Reassess your investment and pricing strategy for a more regulated market.
Each step goes beyond the legal checklist. It explores practical implications, financial considerations, and professional insights drawn from how Let Me Manchester supports landlords across Greater Manchester — one of the most dynamic rental markets in the country.
The goal is simple: to turn legislative change from a threat into an opportunity. By acting now, you’ll not only protect your compliance but also position your portfolio to thrive in a fairer, more transparent rental landscape.
Step 1: Review Your Current Tenancy Agreements
When any major piece of housing legislation arrives, the first thing a professional landlord should do is open the filing cabinet (or property-management portal) and check exactly what agreements are in place. The Renters’ Rights Act 2025 fundamentally changes how tenancies are structured in England, and although enforcement dates are still to be announced, contracts written under the old system may soon become out of date or unenforceable in key areas.
From Fixed Terms to Periodic Tenancies
The Act will phase out traditional fixed-term Assured Shorthold Tenancies (ASTs). Every tenancy will instead default to a periodic agreement, continuing indefinitely until the tenant gives notice or the landlord establishes one of the new statutory grounds for possession.
This is more than a simple administrative tweak; it changes the entire rhythm of letting. Many landlords currently rely on the predictability of six- or twelve-month terms to plan finances, schedule maintenance, or align mortgage deals. Under the new structure:
Tenants can serve two months’ notice at any point after the initial six months.
Landlords can no longer rely on fixed-term expiry to regain possession.
Renewals, break clauses, and end-of-term rent reviews will need to be re-engineered.
If your agreements lock tenants into fixed terms, you’ll eventually need to replace or amend them once the law is enacted.
Audit Every Agreement You Hold
Now is the perfect time for a portfolio audit. Create a simple spreadsheet listing each property, the type of agreement, start and end dates, deposit scheme used, and any special clauses (pets, break clauses, rent review mechanisms). This will let you see which contracts will expire before commencement and which may roll over into the new regime.
During the audit, check that your current documents:
Use up-to-date legal wording compliant with the Tenant Fees Act 2019.
Correctly identify the parties, rent amount, and deposit details.
Contain clear clauses about maintenance, communication, and notice.
Have been signed and dated properly by both parties.
Out-of-date templates downloaded from the internet can easily omit vital compliance wording — and that’s before the new legislation adds its own requirements.
Work with Updated Templates
When the government publishes the official commencement guidance, new Model Tenancy Agreements will follow. Professional landlords and agents should migrate toward these formats early to avoid disputes later. Let Me Manchester is already revising its internal templates so that landlords who switch to our management service can transition seamlessly once the Act takes effect.
If you self-manage, engage a solicitor or specialist agent to review your documents for a modest fee. It’s far cheaper than defending a possession claim or deposit dispute caused by an invalid clause.
Plan Communication with Tenants
Transparency builds trust. Let your tenants know that you’re reviewing agreements in anticipation of the upcoming law. This not only demonstrates professionalism but also reassures them that you take compliance seriously — something that will matter even more once the new Ombudsman system is active.
In Summary
Updating tenancy agreements isn’t glamorous work, but it’s the foundation of everything else that follows. A well-structured, legally sound contract ensures rent flows smoothly, communication stays clear, and both parties know where they stand. Get your paperwork right now, and you’ll be ready for the new era of periodic tenancies long before it becomes mandatory.
Step 2: Prepare for the End of Section 21 and the New Grounds for Possession
For more than three decades, landlords in England have relied on Section 21 of the Housing Act 1988 — the so-called “no-fault eviction” — to regain possession of their properties quickly and without having to prove a reason. That chapter is about to close.
Under the Renters’ Rights Act 2025, Section 21 will be abolished, removing the ability to end a tenancy simply by serving two months’ notice at the end of a fixed term. Instead, landlords will need to demonstrate one of a set list of legitimate grounds for possession under an expanded Section 8 framework.
Although commencement dates are still to be confirmed, the direction of travel is clear: no more blanket notices. Preparation now will protect you later.
Understanding the New Possession Landscape
Once the new system goes live, landlords will be able to regain possession only by meeting one or more prescribed grounds. Some examples include:
Intention to sell the property.
Moving in yourself or a close family member.
Persistent rent arrears (even if the tenant pays up before the hearing).
Serious anti-social behaviour or damage.
Breach of tenancy terms, such as unauthorised sub-letting or refusal to allow essential repairs.
Each ground will carry its own notice period and evidential threshold. For example, proving a genuine intention to sell may require a marketing listing or conveyancer’s letter. Cases involving rent arrears will demand accurate rent ledgers and proof of communication.
Why Documentation Is Everything
Without Section 21, success in gaining possession will depend on how well you can evidence your case.
Start developing disciplined habits now:
Keep written records of all rent payments, late notices, and repayment plans.
Log every repair request, visit, and communication.
Confirm key conversations with tenants by email or text.
Store inspection photos and maintenance invoices securely.
These habits may feel administrative today, but they will be vital when a court or Ombudsman wants to see a clear paper trail tomorrow.
Review Your Tenant Screening and Rent Policies
Prevention beats eviction. Strengthen your tenant referencing, affordability checks, and guarantor policies to minimise future disputes. If you operate HMOs or student lets, review how you handle joint tenancies and ensure compliance with deposit-protection and licensing rules.
When the new possession rules take effect, landlords who already manage tenants professionally will be least affected.
Consider Professional Support
At Let Me Manchester, our compliance team is already preparing updated workflows for when Section 21 ends. We’ll guide landlords through the correct notice procedures, provide compliant documentation, and ensure every case stands on solid legal ground.
If you self-manage, now is the time to establish relationships with letting-law solicitors or accredited agents who can represent you if a possession claim becomes necessary.
In Summary
The end of Section 21 doesn’t mean the end of landlords’ rights — but it does mean the end of shortcuts. The new framework rewards professionalism, documentation, and fairness. Start building those systems today, and you’ll navigate the post-Section 21 landscape confidently while protecting your income and reputation.
Step 3: Get Ahead on Property Standards and Maintenance
One of the most significant — and most overlooked — parts of the Renters’ Rights Act 2025 is the introduction of a Decent Homes Standard to the private rented sector. For the first time, every landlord will be required by law to ensure that their property meets clear standards of safety, repair, and comfort, broadly similar to those already applied in social housing.
Even though this standard is not yet active, it’s coming — and early preparation will save both time and money. Bringing properties up to a high baseline now means you won’t be caught out when enforcement begins.
What the Decent Homes Standard Means
In plain terms, the Decent Homes Standard aims to guarantee that every rented home is safe, warm, and well-maintained. It will set legal expectations around:
Freedom from serious hazards under the Housing Health and Safety Rating System (HHSRS), including damp, mould, and structural issues.
Reasonable state of repair, with key building components (roof, windows, heating systems, plumbing) in good condition.
Adequate heating, insulation, and energy efficiency — essential as the government drives toward its net-zero housing targets.
Modern facilities, such as safe electrical systems, sufficient ventilation, and proper kitchen and bathroom amenities.
Landlords who let properties below these standards could face penalties, rent-repayment orders, or bans on letting until the property is improved.
Why You Should Act Now
Waiting for formal enforcement dates is a false economy. Repairs and upgrades are always costlier when done in a rush, and reactive maintenance can quickly spiral. A strategic review now will protect your asset value and ensure compliance later.
Start with a simple but thorough property health check:
Inspect the exterior — roof, gutters, pointing, windows, and doors for leaks or damage.
Assess the interior — check walls for damp, verify smoke and CO alarms, confirm that heating and hot-water systems are reliable.
Review documentation — ensure valid gas and electrical safety certificates are on file, and note upcoming renewal dates.
Evaluate energy efficiency — look at your EPC rating and identify cost-effective improvements such as LED lighting, loft insulation, or modern thermostatic controls.
A proactive maintenance cycle also boosts tenant satisfaction and reduces turnover — a vital advantage under the new regime of rolling tenancies.
Budgeting and Planning
Upgrading doesn’t have to mean an expensive overhaul. Prioritise “high-impact, low-cost” improvements first: sealing drafts, servicing boilers, replacing tired carpets, or installing extractor fans in bathrooms and kitchens.
Set aside a maintenance reserve fund in your cash-flow forecasts so you can act promptly on issues instead of deferring them. The Renters’ Rights Act may make failure to respond to repair requests a serious compliance breach once the Ombudsman is active.
Professional Help Pays Off
At Let Me Manchester, we’re already conducting property-readiness audits for our managed landlords. These audits benchmark each property against the upcoming Decent Homes criteria, highlight quick wins, and create a maintenance roadmap that spreads costs sensibly.
Working with an experienced agent means you get transparent reporting, vetted contractors, and digital records of every repair — documentation that could become critical evidence of compliance in the future.
In Summary
The Decent Homes Standard is not just another layer of red tape; it’s a signal that professional, well-maintained homes will form the backbone of the future rental market.
Landlords who invest now in maintenance, safety, and energy efficiency won’t just avoid penalties — they’ll attract better tenants, command higher rents, and future-proof their portfolios for the decade ahead.
Step 4: Strengthen Your Tenant Management and Documentation
The Renters’ Rights Act 2025 doesn’t just change tenancy law — it changes the relationship between landlord and tenant. Central to the reform is the creation of a Private Rented Sector Ombudsman, a new body that will give tenants free and easy access to dispute resolution. Landlords who fail to engage constructively could face fines, enforcement action, or reputational damage.
That means tenant management and documentation are no longer just “good practice” — they’re essential components of compliance and professionalism in the post-reform landscape.
The New Ombudsman Framework
Under the new system, all landlords (even those who self-manage) will be required to join an approved Ombudsman scheme. This independent service will handle complaints about repairs, communication failures, unfair charges, and poor property conditions.
Tenants will be able to escalate grievances without going through the courts — a major cultural shift.
For landlords, this means:
You must respond promptly to tenant concerns.
All communication should be documented and traceable.
You’ll need to show that you’ve taken reasonable steps to resolve issues before the Ombudsman intervenes.
Landlords with clear evidence of professional behaviour will find the process straightforward. Those without records may face penalties, even if they’ve acted fairly.
Building a Paper Trail That Protects You
Start viewing every aspect of your landlord-tenant relationship as something that may one day need to be proven. That doesn’t mean you need to be robotic — just systematic.
Practical steps include:
Keep written communication: confirm all maintenance requests, rent reminders, and inspection dates by email or text.
Log repairs: note when issues were reported, who attended, and when the work was completed.
Store digital copies of safety certificates, tenancy agreements, inventories, and deposit confirmations.
Document inspections: include dated photographs and tenant sign-off where possible.
Record rent payments through traceable methods like bank transfer, not cash.
When an Ombudsman or court requests proof, a well-organised record can turn a stressful process into a straightforward one.
Improve Tenant Relationships
Clear communication is not only a compliance tool — it’s good business. Tenants who feel heard and respected are less likely to raise complaints or move out early.
Consider simple but effective practices:
Respond to messages within 24–48 hours, even if just to acknowledge receipt.
Provide tenants with a clear maintenance reporting process.
Offer digital self-service tools or portals if you manage multiple properties.
Carry out regular property inspections with written feedback.
When tenants trust that issues will be addressed quickly, relationships stay positive — and that stability supports your rental income.
Leverage Professional Management
For many landlords, especially those with multiple properties or full-time jobs, maintaining documentation and prompt communication can be challenging. This is where working with a reputable letting agent like Let Me Manchester pays off.
Our systems automatically log every repair, message, and payment, creating a complete compliance record. We ensure communication standards meet Ombudsman expectations and give landlords peace of mind that nothing falls through the cracks.
In Summary
The coming era of greater transparency doesn’t have to be intimidating. By strengthening your tenant management systems now — and keeping comprehensive, digital documentation — you’ll protect yourself from disputes, comply effortlessly with the Ombudsman scheme, and build stronger, longer-lasting tenant relationships.
Professionalism will no longer be optional in the private rented sector; it will be the baseline for success.
Step 5: Revisit Your Investment and Pricing Strategy
Legislation often changes how landlords manage risk, but it also reshapes where the real opportunities lie. The Renters’ Rights Act 2025 will make the private rented sector more regulated, transparent, and tenant-focused — and that’s not necessarily bad news for serious investors.
Landlords who adapt early will find themselves well placed to benefit from a more stable market, while those who hold on to outdated models may struggle. This is the moment to review your investment mix, rental pricing, and long-term strategy to ensure profitability under the new rules.
Adjusting to a Market of Periodic Tenancies
Once fixed terms are replaced with rolling agreements, rental income will become slightly more flexible. Tenants can give two months’ notice at any time after the initial six months, meaning landlords may see more frequent turnovers — but also have the chance to re-let properties at updated market rates more often.
To prepare for this:
Factor shorter average tenancy lengths into your cash flow forecasts.
Build in a buffer for potential void periods and marketing costs.
Focus on tenant retention through excellent property standards and management (as covered in Step 4).
In practice, good landlords who maintain and communicate well will continue to attract long-term tenants — even in a more tenant-friendly system.
Pricing Strategically in a Changing Market
The Manchester rental market, like many urban areas, remains undersupplied. Even with more regulation, demand is unlikely to fall dramatically. However, transparency rules and stronger tenant rights mean landlords will need to justify rents through clear value: quality, location, and service.
Reassess your rents annually based on:
Local comparables: Monitor listings in your area to stay competitive.
Condition and energy efficiency: Upgrades can support higher rents, especially as tenants become more conscious of heating costs.
Tenant turnover data: Longer stays reduce costs — sometimes keeping rent slightly below the absolute market peak delivers better long-term returns.
Let Me Manchester’s market insights and valuation tools can help landlords benchmark pricing accurately across Greater Manchester, ensuring you stay profitable while compliant.
Re-evaluate Your Portfolio Composition
The Act may subtly shift investment value between property types:
Smaller, high-turnover lets may become less appealing due to increased management requirements.
Family homes and energy-efficient flats are likely to attract stable, long-term tenants under rolling agreements.
HMOs may see tighter scrutiny, but remain profitable if well-managed.
Review your holdings with these factors in mind. In some cases, it may make sense to sell one or two high-maintenance properties and reinvest in better-quality stock that aligns with future regulation.
Diversify and Plan for Regulation
Beyond rental income, consider diversification strategies — such as short-term lets (where permitted), serviced accommodation, or mixed-use properties — while staying mindful of local licensing rules.
Keep an eye on government announcements about energy-efficiency standards, licensing expansion, and digital property passports. Each change represents both a challenge and an opportunity for well-prepared landlords.
In Summary
The most successful landlords in the new era will be those who treat property not as a passive asset but as a professional business. By refining your pricing, reviewing your portfolio, and improving property quality, you’ll thrive in a market that rewards long-term thinking, compliance, and tenant satisfaction.
If you’re unsure how the Renters’ Rights Act will affect your yields or want help optimising your portfolio for the years ahead, Let Me Manchester offers one-to-one reviews and local market analysis to keep your investments strong in this changing landscape.
Conclusion: Preparation Today Means Profit Tomorrow
The Renters’ Rights Act 2025 marks the beginning of a new era for the private rented sector in England. While the headlines focus on “tenant rights,” the real story is about raising standards and professionalising the market. The days of casual letting are over — and that’s good news for landlords who take their responsibilities seriously.
This legislation rewards those who plan ahead. By reviewing your tenancy agreements, learning the new possession rules, improving property standards, documenting every interaction, and refining your investment strategy, you won’t just survive the changes — you’ll thrive in them.
Every reform brings opportunity. A market that values well-managed, compliant, and high-quality homes will naturally push out weaker competition. Tenants will increasingly seek landlords who are transparent, communicative, and proactive — and those landlords will attract the best tenants, command the best rents, and experience the fewest disputes.
The coming months provide a critical window to get your house in order before enforcement begins. Use this time wisely.
Update your tenancy documents.
Audit your property condition and compliance.
Establish digital systems for communication and record-keeping.
Review your finances and pricing against new realities.
Small actions taken now will save stress and cost later — and put you in full control when the new framework officially takes effect.
Partner with Professionals Who Stay Ahead
At Let Me Manchester, we’re not waiting for the government’s deadlines — we’re already preparing our landlords for what’s next. From updated tenancy templates and property audits to full management and legal compliance, we make sure you’re ready for the future of renting.
If you’re uncertain how the Renters’ Rights Act 2025 will affect your portfolio — or want to make sure you’re fully prepared — get in touch with our expert team today.
📞 Call us to arrange your free landlord readiness review.
Because in the new era of renting, being compliant isn’t just about ticking boxes — it’s about protecting your income, your reputation, and your peace of mind.