Manchester Landlord Compliance 2026 — Renters' Rights Act, Selective Licensing and Key Obligations

Renters' Rights Act 2025 — England-wide obligations from 1 May 2026

Regardless of which Greater Manchester borough your property is in, the following apply to all private landlords in England from 1 May 2026:

• Section 21 abolished: No-fault eviction notices issued after 1 May 2026 are unlawful. All new tenancies are Periodic Assured Tenancies (PATs). Possession is only possible via Section 8 using the revised Schedule 2 grounds
• Periodic Assured Tenancy Agreement required: All new tenancies must use a PAT-compliant agreement. Existing ASTs do not automatically convert — landlords should use updated agreements for any new tenancy or renewal from 1 May 2026
• Awaab's Law in force: Mandatory statutory timeframes for responding to, investigating, and repairing damp, mould, and other HHSRS hazards. Non-compliance triggers civil penalty notices and disrepair liability
• Information Sheet obligation: Every landlord with an existing tenancy as at 1 May 2026 must deliver the official Renters' Rights Act Information Sheet to every named tenant by 31 May 2026. Penalty: up to £7,000 per tenancy
• Pet request right: Tenants on PATs have the right to request a pet. Landlords must respond in writing within 42 days; no response is deemed consent
• Civil penalties up to £40,000: The RRA 2025 increases the maximum civil penalty for PRS non-compliance from £30,000 to £40,000 per offence
• Rent increase via Section 13 only: Landlords can only raise rent on a PAT through the formal Section 13 notice procedure using Form 4A (or equivalent). Contractual rent-review clauses in PATs are unenforceable

Greater Manchester selective licensing — borough-by-borough overview

Selective licensing requires landlords to obtain a licence before renting out a property in a designated area. Operating without a licence is a criminal offence. Check the current designation status for each borough:

• Manchester City Council: Multiple selective licensing designation areas in operation. Check the Manchester City Council website for current designated streets and wards. Licence fee approx. £750–£950 per property
• Salford City Council: Salford has operated mandatory selective licensing across large parts of the city for several years. Properties in designated areas without a licence are subject to unlimited fines and a rent repayment order
• Oldham Council: Selective licensing in operation in designated wards — Oldham Town Centre and surrounding areas. Check the Oldham Council licensing portal for current maps
• Rochdale Borough Council: Selective licensing designation in parts of Rochdale town centre and inner wards
• Wigan Council, Bolton Council, Trafford Council, Bury Council: Check each council's website for any licensing schemes in force or under consultation in 2026
• All boroughs — mandatory HMO licensing: Any HMO with 5 or more occupants forming 2 or more households requires a mandatory HMO licence under the Housing Act 2004 regardless of selective licensing status

Awaab's Law and the Manchester damp crisis

Greater Manchester has some of the oldest private rented housing stock in England and a high incidence of damp and mould. Awaab Ishak lived and died in Rochdale. Manchester landlords face heightened enforcement risk on hazard complaints.

• Statutory response timeframes apply: You must acknowledge a damp or mould report in writing, inspect within the investigation period, and fix within the repair period
• Local authority enforcement is active: Greater Manchester councils have received government enforcement funding to tackle PRS housing conditions. Expect proactive inspections as well as complaint-driven enforcement
• Document every repair: Keep a log of every tenant report, your inspection findings, and the dates and scope of works carried out
• Address the root cause: Repainting over mould without resolving the moisture source fails the Awaab's Law standard and exposes you to further enforcement action
• HMO landlords face additional risk: HMO licence conditions require a property to be free of Category 1 HHSRS hazards. Damp enforcement can trigger a licence review or revocation

Section 8 possession in Manchester — what changed in 2026

Manchester County Court processes Section 8 possession claims. With Section 21 abolished, understanding the new Section 8 grounds is essential for any Manchester landlord who may need to recover possession.

• Ground 1 (landlord occupation): Landlord or close family intends to occupy. Two months' notice. Valid only if the Information Sheet was served
• Ground 1A (landlord sale): Landlord intends to sell. Two months' notice. Requires Information Sheet. Six-month moratorium from tenancy start before this ground can be used
• Ground 6A (building safety remediation): New mandatory ground allowing possession where a building safety remediation order applies under the Building Safety Act 2022. Relevant for Manchester high-rise landlords subject to BSA 2022 orders
• Ground 8 (rent arrears): Tenant owes at least two months' rent at notice date and hearing date. Mandatory ground
• Manchester County Court: Plan for hearing delays. Secure a Section 8 pack, complete Form 3A correctly, and ensure all prescribed information has been served before issuing to avoid the claim being struck out

MEES and EPC compliance for Manchester landlords

Minimum Energy Efficiency Standards require a minimum EPC rating of E for most privately rented properties in England. The government's proposed uplift to EPC C by 2030 will disproportionately affect older Manchester stock.

• EPC E required now: Letting a property with EPC F or G without a registered exemption is a civil offence. Manchester has a high proportion of pre-war terraced housing that may be near the threshold
• EPC C proposed by 2030: The government has confirmed intention to raise the minimum to C. Manchester landlords with pre-war stock should plan improvement works now to avoid a 2028–2030 capital expenditure crunch
• £3,500 cost cap exemptions: If improving to EPC E costs more than £3,500 per property you may register a cost cap exemption. This must be registered on the PRS Exemptions Register
• Penalty for non-compliance: Up to £5,000 per property for letting without a valid EPC or below the minimum rating without exemption

2026 Manchester landlord compliance checklist

Use this as a quick reference. Each item is a legal obligation, not a recommendation:

• Selective licensing: check your borough's designation maps and hold a valid licence if required
• New tenancy agreements: use a Periodic Assured Tenancy Agreement from 1 May 2026 onwards
• Information Sheet: serve the official Renters' Rights Act Information Sheet to all existing tenants by 31 May 2026
• Awaab's Law log: set up a written hazard reporting log before the end of May 2026
• Gas Safety Certificate: renew annually; a valid GSC must be in place before and throughout the tenancy
• EICR: must be current (within 5 years for new tenancies, within 5 years or at change of occupancy for ongoing)
• EPC: minimum E rating; check your certificate is current (valid for 10 years from issue)
• Deposit protection: protect and prescribe information within 30 days of receipt
• Right to Rent: check all adult occupants' immigration status before tenancy start
• Smoke and CO alarms: smoke detector on every floor; CO alarm in every room with a combustion appliance

Frequently asked questions