The Renters' Rights Bill abolishes Section 21 'no-fault' evictions. For Manchester landlords, this is the most significant legislative change in a generation. Here's what changes, when it applies, and how to protect your position before the new rules come into force.
What is Section 21 and why is it being abolished?
Section 21 of the Housing Act 1988 has allowed landlords to end an assured shorthold tenancy without giving a reason, provided they give two months' notice. It has been the standard mechanism for ending tenancies since the buy-to-let market took off in the 1990s.
The government's view — and that of tenant advocacy groups — is that Section 21 creates insecurity for renters, contributing to homelessness and preventing tenants from challenging poor conditions for fear of retaliatory eviction. The Renters' Rights Bill, which passed into law in 2025, removes it entirely.
What replaces Section 21?
Once the Act is in force, all tenancies become periodic — there are no more fixed-term assured shorthold tenancies. To end a tenancy, landlords must use Section 8, which requires a valid legal ground. The key grounds most landlords will rely on are:
- Ground 1A — the landlord wants to sell the property (2 months' notice, can't be used in first 12 months)
- Ground 1 — the landlord or a close family member wants to move in (2 months' notice, can't be used in first 12 months)
- Ground 8 — the tenant is in serious rent arrears (2 months' arrears at notice and at court hearing)
- Ground 10/11 — persistent rent arrears or late payment
- Ground 14 — anti-social behaviour
"The abolition of Section 21 doesn't make it impossible to end a tenancy — it makes the process more deliberate. Landlords with good tenants have nothing to worry about."
What does this mean in practice?
For landlords with good tenants who pay on time and look after the property, the practical impact is minimal. The relationship continues on a rolling basis and can still be ended — it just requires a valid reason and the correct notice period.
The bigger change is for landlords who have previously used Section 21 as a shortcut to avoid dealing with problem tenancies without going to court. That route is now closed. If a tenant is in arrears, causing damage, or behaving anti-socially, the Section 8 process — and potentially court proceedings — is the only path.
How to protect your position
The best protection is prevention. With Section 21 gone, the quality of your tenant at the start of a tenancy matters more than ever. Specifically:
- Thorough referencing — employment checks, credit history, previous landlord reference
- Proper tenancy agreements that clearly set out obligations
- A full inventory and schedule of condition at move-in
- Prompt, documented communication if issues arise
- Rent arrears monitoring from day one — don't let arrears accumulate
Landlords working with a professional agent already have most of these in place as standard. If you're self-managing, now is a good time to review your processes.
What about existing tenancies?
The Act applies to all tenancies — existing ones converted to periodic tenancies, and all new tenancies from the date the legislation comes into force. There is no grandfather period for existing fixed-term agreements beyond their natural expiry.
If you currently have a Section 21 notice in progress, you will need to take legal advice on timing. Notices served before the Act comes into force may still be valid, but this is a rapidly evolving area and the detail matters.
The bottom line for Manchester landlords
The Manchester rental market remains strong. Corporate and professional tenant demand in the city centre continues to outpace supply, and that isn't changing. The legislative shift does, however, make the quality of your property management — and the quality of your tenants — more important than it has ever been.
If you have questions about how these changes affect your property specifically, we're happy to talk it through. No obligation.