Agents provide Renters Rights Act guidance ahead of student influx

Agents provide Renters Rights Act guidance ahead of student influx

Over 100,000 students are expected to rent in Manchester for the new academic year amid tighter supply and new tenancy rules under the Renters’ Rights Act. Letting agents offer practical advice for students and landlords navigating these changes.

Manchester’s rental market is preparing for a significant influx of students, with more than 100,000 expected to move or return to the city’s five universities. This surge comes at a time when fewer rental properties are available, and the Renters’ Rights Act has introduced major reforms affecting tenancy agreements and landlord-tenant relations.

Thornley Groves, a Manchester lettings agency, has issued guidance to help students secure accommodation and landlords adapt to the evolving market. Their advice highlights key considerations around location, legal rights, competition, costs, and property viewings.

Key Renters’ Rights Act changes impact student lettings

The Renters’ Rights Act, effective from 1 May 2026, has altered the landscape of private renting, including for student tenants. The Act modifies notice periods, tenancy terms, and upfront costs, aiming to provide renters with greater security and transparency.

Notably, university halls of residence and registered Purpose-Built Student Accommodation (PBSA) remain exempt from some provisions, allowing them to continue offering fixed-term contracts aligned with academic years. However, private landlords must ensure tenancy agreements comply with the new rules, particularly regarding possession grounds and notice periods.

Students are advised to carefully review notice terms, rent schedules, and guarantor requirements before signing contracts. Landlords, meanwhile, should revisit their tenancy documentation and letting processes to align with the Act, especially if they intend to use Ground 4A possession grounds to regain properties in line with academic cycles.

Student rental market faces increased competition and rising rents

According to Thornley Groves’ latest data, tenant turnover in the North West has dropped by 27% year on year, while average rents for student properties have increased by 5%. This combination means fewer properties are available for new tenants, intensifying competition.

Students are encouraged to begin their search early, ideally before October when properties for the 2027/2028 academic year become available. Being organised with documentation and finances will be crucial to securing accommodation in this competitive environment.

For landlords, the message is clear: maintaining properties to a high standard, offering modern furnishings, and investing in upkeep can attract more tenants and reduce void periods. The strong demand alone is no longer sufficient to guarantee quick lets or premium rents.

Location and transparency remain vital for students and landlords

Thornley Groves highlights the importance of location in student lettings. Areas such as Fallowfield, Rusholme, Withington, Hulme, and the city centre consistently attract student demand due to their proximity to universities and amenities.

Students should weigh factors like travel time, transport costs, and local facilities rather than choosing solely on rent price. Landlords are advised to focus on areas with sustained student interest and present properties attractively to stand out.

Transparency about all costs is also essential. Students should seek a full breakdown of rent, bills, broadband, and other charges before committing. While no deposit schemes may reduce upfront costs, they can involve non-refundable fees, so comparing total monthly outgoings is important.

Face-to-face viewings recommended for informed decisions

Thornley Groves stresses that students should not rely solely on photos or videos when choosing a property. In-person viewings allow assessment of the property’s condition, size, security, noise levels, and surroundings, as well as an opportunity to ask questions about management and maintenance.

For landlords investing in student properties, visiting and discussing options with experienced agents can help avoid misunderstandings and support smoother tenancies.

What landlords and agents should consider now

Landlords must review tenancy agreements to ensure compliance with the Renters’ Rights Act, particularly regarding possession grounds and notice periods. Updating letting processes and communications will help prevent disputes and legal challenges.

Investing in property maintenance and furnishing is increasingly important to attract and retain student tenants in a market with fewer available homes. Clear communication of costs and inclusions can reduce tenant confusion and complaints.

Agents and landlords should also prepare for heightened competition by encouraging early tenant searches and streamlining application procedures. Monitoring local demand trends and regulatory developments will be essential to adapt strategies effectively.

Keeping your rental properties compliant with tenancy reforms

Membership of The Landlord Association (TLA) offers landlords and letting agents access to practical compliance resources and up-to-date information on tenancy law changes such as those introduced by the Renters’ Rights Act. TLA’s property management and compliance platform, ORBIT, currently in BETA testing, helps organise property records, tenancy documents and key compliance actions in one place. Using ORBIT can assist landlords in reviewing tenancy agreements, recording inspections and communications, and preparing for new obligations under evolving rental regulations. Explore TLA membership and learn more about ORBIT BETA access to support your portfolio management amid these regulatory changes.

The ongoing reforms and market shifts underline the need for landlords and agents to stay informed and proactive in managing student lettings effectively.

Sources: Letting Agent Today