The rental market in England is going through its biggest shake-up in decades.
The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025, and implementation begins from 1 May 2026. If you’re a landlord in Bolton, the changes are no longer on the horizon. They’re almost here.
This isn’t just minor changes to the paperwork. It’s a major shift in the landlord-tenant relationship. And the landlords who prepare now will be in a far stronger position than those who don’t.
Here’s a breakdown of every major change, when it takes effect, and exactly how Manhattan Estates is already helping Bolton landlords stay ahead of it.
Key Dates at a Glance
Before we get into the detail, here’s the timeline:
- 27 October 2025 – Royal Assent. The Act is law.
- 1 May 2026 – Phase One begins. The majority of changes take effect, including the abolition of Section 21, the end of fixed-term ASTs, restrictions on rent in advance, and new anti-discrimination rules.
- Late 2026 – Phase Two. The new Landlord Ombudsman and national Private Rented Sector database are introduced.
No earlier than 2035 – Phase Three. The Decent Homes Standard for the private rented sector.
The changes that affect your day-to-day lettings operation, the ones that matter most right now, all land in May 2026. That gives you a narrow window to get your house in order.
1. Section 21 Is Being Abolished – From 1 May 2026
This is one of the major changes.
Section 21, the “no-fault” notice that let landlords end a tenancy without giving a reason, is gone from 1 May 2026. From that date, all possessions must be based on specific legal grounds under Section 8. If you need your property back, you’ll need a clear, documented reason:
- Significant rent arrears
- A breach of the tenancy agreement
- Intending to sell the property
- Wishing to move back in yourself
What this means: From May 2026, you can no longer end a tenancy simply because you want to. Evidence, documentation, and process matter enormously now.
How Manhattan Estates helps: We handle all tenancy documentation on your behalf- from the initial agreement through to any possession proceedings. Every tenancy we manage is set up with the paperwork in place to support a Section 8 claim if it’s ever needed. You won’t be scrambling for evidence after the fact.
2. Fixed-Term Tenancies Are Being Replaced-From 1 May 2026
The standard 12-month Assured Shorthold Tenancy is changing from 1 May 2026. Most fixed-term agreements will move to periodic tenancies by default – rolling month-to-month rather than running for a set term. Tenants will have more flexibility to give notice and leave when they choose.
What this means: You have less guaranteed occupancy baked into the contract from May onwards. Getting the right tenant in from the start becomes even more critical.
How Manhattan Estates helps: Our tenant referencing process goes beyond a basic credit check. We assess affordability, rental history, employment stability, and conduct face-to-face accompanied viewings, so you’re not just filling a vacancy, you’re placing a tenant who’s likely to stay. In a periodic tenancy world, that matters far more than it used to.
3. Rent Increases Will Be More Structured – From 1 May 2026
From 1 May 2026, landlords will be limited to one rent increase per year, following a formal statutory process. Tenants will also have stronger rights to challenge increases they consider unfair.
What this means: Informal rent increases are over. Every increase needs to be evidenced, properly served, and in line with the market.
How Manhattan Estates helps: As part of our managed service, we carry out regular rental market reviews across Bolton and the surrounding areas. We advise you on the right time to review your rent, handle the statutory notice process for you, and ensure every increase is defensible if challenged. You get the right rent without the admin.
4. Restrictions on Rent in Advance – From 1 May 2026
From May 2026, landlords will no longer be able to ask for large amounts of rent in advance as a way of managing risk. The reform is designed to level the playing field for tenants who may be disadvantaged by those practices.
What this means: You can’t use upfront payments as a safety net from May 2026. Your referencing process has to do that job instead.
How Manhattan Estates helps: Our thorough affordability and referencing checks are designed to identify risk before a tenancy begins, not manage it with a cash buffer after the fact. We only recommend tenants we’re confident in.
5. Blanket Tenant Bans Are Prohibited-From 1 May 2026
From 1 May 2026, two specific blanket bans will no longer be permitted, refusing families with children and refusing tenants in receipt of benefits. Every application must be assessed on its individual merits.
What this means: If your current letting policy includes either of these restrictions, it needs to change before May 2026.
How Manhattan Estates helps: We assess every applicant individually and fairly, using consistent criteria that stand up to scrutiny. We advise all our landlords on compliant letting policies and will flag anything in your current approach that needs updating before the deadline.
6. A New Ombudsman and National Property Portal-Late 2026
A mandatory landlord ombudsman scheme and a national Private Rented Sector database are coming in Phase Two, expected in late 2026. Every private landlord in England will be required to register.
What this means: Landlords will be more visible and more accountable than ever before and non-registration won’t be an option.
How Manhattan Estates helps: We stay on top of every regulatory change so you don’t have to. When the portal and ombudsman scheme launch, we’ll guide you through registration and compliance as part of our service – the same way we’ve kept our Bolton landlords informed and protected throughout every previous change in legislation.
So Is This All Bad News?
Not if you’re set up properly.
Clearer rules mean better tenant stability, fewer grey areas, and a more professional rental market. The landlords who will struggle are those who’ve relied on informal arrangements and minimal paperwork. The landlords who will thrive are those who treat letting like the business it is.
And that’s exactly where having the right agent makes all the difference.
How Manhattan Estates Keeps Bolton Landlords Protected
We’ve been managing properties across Bolton for over 15 years. We’re not waiting for these reforms to arrive, we’re already building them into how we work.
Here’s what that looks like in practice:
- Watertight tenancy agreements – drafted and updated to reflect the Renters’ Rights Act 2025
- Thorough tenant referencing – your first and strongest line of protection from May 2026
- Structured rent reviews – compliant, evidenced, and handled for you
- Proactive compliance monitoring – we track every phase of implementation so you don’t have to
- Clear, honest communication – straightforward advice
Whether you have one property in Farnworth or a portfolio across Bolton, we give you the structure and support to let with confidence, whatever the legislation looks like.
The May 2026 deadline is closer than it feels. Don’t leave it until the last minute.
Call us on 01204 536 603 or book a free landlord review for a no obligation conversation about your property.
