Question 1

Fixed-Term Tenancies Have Ended

Accepted Answer

One of the biggest changes is the move away from traditional fixed-term Assured Shorthold Tenancies.
Most private tenancies are now assured periodic tenancies, meaning they run on an ongoing basis rather than having a fixed end date.
This change applied to both new tenancies and most existing Assured Shorthold Tenancies from 1 May 2026.
Tenants can end their tenancy by giving the required notice, while landlords who need possession of their property must use one of the appropriate legal grounds.

Question 2

Section 21 Has Been Abolished

Accepted Answer

Landlords can no longer use a Section 21 ‘no-fault’ notice to regain possession of their property.
Instead, landlords must have a valid reason for seeking possession and use the appropriate Section 8 ground.
The possession grounds have been updated and include circumstances such as serious rent arrears, anti-social behaviour, a landlord wishing to sell the property, or a landlord or close family member wishing to move into it.
This makes getting the correct advice and following the correct procedure more important than ever.
At Julie Twist Properties, we can help our landlords understand the options available to them and ensure the correct process is followed.

Question 3

Rent Increases

Accepted Answer

Landlords can generally increase the rent once per year using the prescribed process.
The proposed rent should reflect the current open-market rental value of the property.
Tenants have the right to challenge a proposed increase through the First-tier Tribunal if they believe it is above market value.
For our managed landlords, we continually monitor the Manchester rental market to help ensure rents remain competitive and appropriate.

Question 4

Rental Bidding Is Banned

Accepted Answer

Properties must be advertised with a clear asking rent.
Landlords and letting agents cannot ask for, encourage or accept an offer above the advertised rent.
This means that if a property is marketed at £1,200 per month, for example, an offer of £1,250 per month cannot be accepted.
Setting the correct asking rent from the outset is therefore more important than ever.

Question 5

Rent in Advance

Accepted Answer

There are also new restrictions surrounding rent in advance.
For most new tenancies, landlords and agents cannot require tenants to pay multiple months of rent upfront before the tenancy begins.
In general, once the tenancy has been entered into, a landlord can require up to one month’s rent in advance before the tenancy starts.
This represents a significant change for landlords who may previously have accepted several months’ rent upfront from a tenant.

Question 6

Tenants With Children or Receiving Benefits

Accepted Answer

It is now unlawful for landlords and letting agents to discriminate against prospective tenants simply because they have children or receive benefits.
This means blanket policies or advertising such as “No DSS” are not permitted.
However, this does not mean landlords have to accept every application.
Normal referencing, affordability and suitability checks can still be carried out. Decisions can therefore still be made based on legitimate factors such as whether the tenant can afford the property or whether the property would be suitable for the number of occupants.

Question 7

Pets in Rental Properties

Accepted Answer

Tenants now have a legal right to request permission to keep a pet.
This does not mean every rental property automatically has to accept pets.
Landlords must consider each request and cannot unreasonably refuse permission. Where a request is refused, there must be a valid reason.
For example, there may be circumstances where keeping a particular pet would breach restrictions contained within a superior lease.
Each request should therefore be considered individually rather than having a blanket “no pets” policy.

Question 8

Tenancy Information

Accepted Answer

The new legislation also introduced changes to the information landlords must provide to tenants.
For existing written tenancies that were in place before 1 May 2026, landlords were required to provide tenants with the Government's Renters’ Rights Act Information Sheet by 31 May 2026.
New tenancies must also be provided with the required written information about the tenancy.
This is another area where having your property professionally managed can help ensure the correct documentation is issued at the correct time.

Question 9

Greater Enforcement and Higher Penalties

Accepted Answer

Local authorities have been given stronger powers to investigate and enforce breaches of rental legislation.
The Renters’ Rights Act also introduces tougher financial penalties and expands the circumstances in which Rent Repayment Orders can be made.
With landlords facing potentially significant penalties for non-compliance, keeping accurate records and making sure every stage of a tenancy is handled correctly has become increasingly important.

Question 10

The Private Rented Sector Database

Accepted Answer

Further changes are still to come.
From late 2026, the Government plans to begin rolling out a new Private Rented Sector Database.
Landlords will be required to register themselves and their rental properties on the database and pay an annual registration fee.
The database is intended to provide landlords with clearer information about their responsibilities, give tenants greater visibility and help local authorities identify and tackle non-compliance.
Further details, including the registration process and fees, will be confirmed as the scheme is rolled out.

Question 11

A New Landlord Ombudsman

Accepted Answer

A new Private Rented Sector Landlord Ombudsman is also being introduced.
The Ombudsman will provide tenants with a formal route for resolving complaints and disputes with landlords outside of the courts.
Membership will eventually become mandatory for private landlords, although this requirement is being introduced at a later stage.
We will keep our landlords informed as the Government confirms the timetable and requirements.

Question 12

Decent Homes Standard and Awaab’s Law

Accepted Answer

Further reforms will introduce a Decent Homes Standard into the private rented sector and extend Awaab’s Law to privately rented homes.
These measures will introduce additional requirements relating to property condition and the way serious hazards are dealt with.
However, these requirements are not yet in force for the private rented sector and the Government has not yet confirmed their final implementation date.
Further consultation is taking place before the requirements and timescales are finalised.
We will continue to monitor these changes closely and prepare our landlords ahead of their introduction.

Renters Rights Act

What Landlords Need To Know