The way homes are let and managed in York is about to change. With the Renters’ Rights Act expected to come into effect in 2026, landlords in the city will need to make some important adjustments.
From removing Section 21 to rethinking tenancy types and property standards, this is one of the biggest shifts in lettings law for over three decades. Whether you’re a seasoned landlord with multiple properties or you’ve recently started letting out your first flat, the key to staying compliant and profitable is being well-prepared.
Let’s explore what’s coming and how you can get ahead.
Say goodbye to Section 21 in York
Section 21 notices often called ‘no fault evictions’ will be scrapped. That means you’ll no longer be able to end a tenancy without giving a legal reason.
Instead, if you want to regain possession of your property, you’ll need to use Section 8 and provide one of the new approved grounds. These include:
- Wanting to sell the property
- Needing the property back for yourself or close family
- Persistent rent arrears
- Anti-social behaviour or damage
- Breaches of the tenancy agreement
This change aims to give tenants more stability, but it also means landlords need to be clearer and more cautious when ending a tenancy.
What this means for York landlords:
Expect longer tenancies unless your tenant chooses to leave and be prepared to evidence your reason for ending an agreement.
All tenancies will move to periodic
Another major shift is the standardisation of tenancy types. In 2026, all new tenancies will be periodic from the start, and existing fixed-term contracts will be phased out.
This means:
- Tenants can give two months’ notice at any time
- Landlords must rely on legal grounds (via Section 8) to end the tenancy
- There’s more flexibility but less predictability
While some York landlords might see this as a risk to income certainty, others may welcome the reduced admin of renewals and the easier route to regain possession when grounds apply.
Landlord advice: Plan your finances with a buffer for shorter notice periods. It may also be wise to reassess your mortgage and insurance arrangements to suit a more flexible letting structure.
The Decent Homes Standard will apply to private rentals
The Decent Homes Standard, which already applies to social housing, will soon become mandatory for private landlords too.
To meet the standard, properties must:
- Be in a reasonable state of repair
- Have modern facilities and services
- Provide a safe and healthy living environment
In practice, this means landlords will be expected to maintain a higher and more consistent level of property condition across the board.
What York landlords should do now:
Book a proactive property inspection. Identify areas that may fall short, such as poor insulation, old wiring, or dated kitchen and bathroom fittings and make a plan to upgrade over the next year.
Landlords must accept pets with a valid request
The Renters’ Rights Act also gives tenants more freedom to live with pets. You’ll no longer be able to issue a blanket ‘no pets’ policy. Instead, tenants can request to keep a pet, and landlords must consider the request fairly.
You can still:
- Require pet insurance
- Request the tenant covers damage caused
- Refuse pets if there’s a valid reason (e.g. lease restrictions or allergies in shared housing)
But if you simply don’t like the idea of pets that won’t be enough.
Advice for York landlords:
Start updating your tenancy agreements to include pet clauses and think about how your properties could be adapted to be more pet-friendly without increasing wear and tear.
A digital property portal is being introduced
To improve transparency, the government is launching a national property portal. This will:
- Hold records of all rental properties
- Show compliance status (EPCs, gas checks, electrical safety, etc.)
- Help tenants check that their landlord is following the rules
- Support local councils in enforcement
While full details are still being confirmed, it’s expected that registration will be mandatory for all private landlords.
To-do list:
Get your documents organised early including EPCs, EICRs, tenancy agreements, deposit registration, and licensing if applicable. Having these ready to upload will save time and reduce your risk of falling behind.
A new Ombudsman will support tenants and resolve disputes
All landlords whether using an agent or not will be required to join a new private rental sector Ombudsman scheme.
This body will help resolve tenant complaints without going to court, offering a faster, cheaper alternative to legal disputes.
The aim is to create a fairer system for everyone, while helping landlords and tenants maintain good relationships.
Good practice tip:
Start building a record of communications with your tenants now. Clear, written evidence of inspections, repairs, and discussions can help you resolve disputes more easily if they arise.
Rent increases will be more regulated
Landlords will still be able to raise rent under the new rules, but only once per year, and with at least two months’ notice.
The increase must also be fair and in line with market conditions. If a tenant disagrees, they’ll be able to challenge it through a tribunal.
York market insight:
With York’s rental demand high and property costs rising, it’s still likely you’ll be able to maintain strong yields but being fair and transparent with increases will be essential to avoid friction.
Local authorities will have greater enforcement powers
Councils including City of York Council will be given more power to enforce the new rules. This includes:
- Issuing fines for non-compliance
- Banning rogue landlords
- Investigating complaints faster
Penalties for landlords who break the rules could include large fines, repayment of rent, and in serious cases, being banned from letting altogether.
Your safeguard:
Keeping accurate records and working with a trusted agent will make it far easier to stay compliant. Regular property checks and prompt repairs are just good business sense now.
What can landlords in York do now?
If you want to avoid last-minute stress, take action early. Here are six steps to start preparing for the changes:
- Review all your tenancy agreements
Check they’re up to date and remove any clauses that may conflict with the new rules. - Prepare for periodic tenancies
Begin offering periodic agreements and adapt your processes to manage ongoing lets. - Audit your property portfolio
Make sure your properties meet or exceed the Decent Homes Standard. - Get documentation in order
Ensure you have valid certificates and tenancy records ready for the property portal. - Plan for fair rent reviews
Keep track of local rental values and give tenants fair notice of any increase. - Work with a knowledgeable agent
Navigating the new landlord legislation in York will be much smoother with local support.
We’re here to support York landlords through every change
At Hunters York, we’re more than just lettings agents, we’re long-term partners for local landlords. Whether you’re concerned about the end of Section 21 in York or want tailored advice on preparing your properties for the new law, we’re here to guide you through it all.
We’re already helping landlords get ahead of the changes, with:
- Property health checks
- Updated tenancy agreement templates
- Rent review strategies
- Ongoing compliance support
Book a no-obligation landlord consultation with our team today and stay one step ahead of the 2026 reforms.
