The Renters’ Rights Act 2025 is one of the biggest changes in the private rented sector in decades. From May 2026, most fixed-term Assured Shorthold Tenancies (ASTs) will be replaced by rolling periodic tenancies.
For self-managing HMO landlords, this will affect tenancy agreements, turnover, notice periods, and cash flow. Understanding these changes is essential for effective HMO tenancy management in Manchester, Salford, Bolton and surrounding areas.
What’s Changing: Fixed-Term ASTs → Periodic Lets
- Automatic conversion: All ASTs (new and existing) will become periodic tenancies from 1 May 2026.
- Tenant notice: Tenants can end tenancies with short notice (usually two months).
- No-fault evictions removed: Section 21 evictions are abolished; landlords must rely on valid Section 8 grounds.
Implications for HMO Tenancy Management in Manchester
- Fixed end dates can no longer be relied on to regain possession.
- Short-notice terminations may increase mid-term turnover.
- Rent and occupancy become less predictable — careful cash-flow planning is essential.
- Accurate record-keeping (rent payments, maintenance, communications) is vital for Section 8 possession.
Practical Steps for Self-Managing HMO Landlords
| Step | Action | Why It Matters |
|---|---|---|
| 1 | Audit tenancy agreements | Identify ASTs that will convert and note clauses, start/end dates |
| 2 | Update tenancy documentation | Prepare compliant periodic tenancy templates to avoid invalid contracts |
| 3 | Strengthen record-keeping | Log rent, tenant conduct, maintenance, and communications; supports Section 8 claims |
| 4 | Plan for turnover & cash flow | Budget for voids, cleaning, repairs, and re-letting costs |
| 5 | Adjust letting strategy | Market to flexible tenants (students, sharers, young professionals); consider room-by-room approach |
| 6 | Communicate with tenants | Explain upcoming changes and reassure them on safety and standards |
| 7 | Review property compliance | Ensure HMO licence, inspections, fire/CO checks, and maintenance are up to date |
Maximising Success as a Landlord: Opportunities in HMO Tenancy Management Manchester
- Tenant flexibility is attractive: Rolling tenancies appeal to sharers, students, and professionals seeking shorter commitments.
- Retention through good management: Responsive landlords with high standards can still maintain long-term tenants.
- Competitive advantage: Landlords who prepare early reduce risk, improve efficiency, and stay ahead of competitors.
Conclusion
The Renters’ Rights Act 2025 replaces fixed-term ASTs with rolling periodic tenancies, creating both challenges and opportunities for HMO landlords. Effective HMO tenancy management in Manchester now means auditing agreements, updating paperwork, tightening records, and planning for turnover.
Next Step: Don’t leave it to the last minute. Confidence Property can take the stress out of HMO tenancy management in Manchester, handling tenancy transitions, compliance, marketing, and day-to-day management. Contact us today to secure hassle-free, compliant, and profitable HMOs.
