The biggest shake-up to the private rented sector in a generation is here. The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025, and Phase 1 came into force on 1 May 2026. If you’re a landlord in Dewsbury, Batley, Heckmondwike, Liversedge, Cleckheaton or Mirfield – whether you self-manage one terraced house in WF13 or run a portfolio across WF12, WF14, WF16, WF17 and BD19 – this law affects you directly. This October, review current comparable evidence and your property’s condition, including heating and maintenance needs before winter.
ONS August 2026 figures show Kirklees average private rents of £782 a month, up 12.8% over the year. That provides context for an October review, but borough growth does not guarantee a return on every Dewsbury property or establish its national ranking.
Here’s exactly what’s changed, what you need to do, and what’s still coming.
What the Renters’ Rights Act 2025 means for you
The Act fundamentally changes the relationship between landlords and tenants across England. It doesn’t just tweak existing rules – it replaces the entire framework that most landlords in Dewsbury have operated under for years.
Let’s break it down clearly.
Section 21 no-fault evictions are gone
From 1 May 2026, you can no longer serve a Section 21 notice to end a tenancy without giving a reason. This applies to all tenancies – new and existing.
If you need to regain possession of your property, you’ll need to use the reformed Section 8 process and cite a valid ground. These grounds have been expanded under the Act, so lawful routes to possession still exist. But the paperwork, notice periods and process are different – and getting them wrong can mean starting over.
If you self-manage a property in Ravensthorpe, Dewsbury Moor or Heckmondwike, this is the change most likely to catch you out without professional support.
Fixed-term tenancies no longer exist
Private assured tenancies are now periodic (rolling) from day one. You can’t lock a tenant into a fixed term anymore. Tenants can give two months’ notice to leave at any point.
This changes how you think about void periods, rent reviews and long-term planning – especially if you have multiple properties across WF16 or BD19.
Rent increases: the new Section 13 process
You can only increase rent once per year, and you must give at least two months’ written notice using the new Section 13 procedure. Tenants have the right to challenge any increase they consider above market rate at the First-tier Tribunal.
Given that Kirklees rents are already rising strongly, this process matters. Done correctly, you can still achieve market-rate rents. Done incorrectly, an increase can be challenged and delayed.
No more rental bidding
Advertising a property and accepting offers above the listed rent is now banned. You must set a clear asking rent and stick to it. This levels the playing field for tenants – and protects you from any accusation of running an unlawful process.
Rent in advance is capped at one month
You can no longer request more than one month’s rent in advance. If you’ve historically asked for two or three months upfront – particularly for higher-risk tenancies – that practice must stop immediately.
Pet requests: you must respond
Tenants now have the right to request permission to keep a pet, and you must respond in writing within 28 days. You can’t refuse unreasonably. Pet insurance cannot be required as a condition of consent. Damage can be addressed through the normal deposit or claims process.
Written statement of terms
Every tenancy must be supported by a written statement of terms from the outset. This isn’t optional – it’s a legal requirement. If you’re managing your own tenancies with informal agreements, this needs to change now.
The enforcement picture: fines up to £40,000
Local authorities now have significantly strengthened enforcement powers. Kirklees Council can issue civil penalties of up to £40,000 for serious or repeated offences for non-compliance with the Act.
Keep records of tenancy compliance and property safety. Older terraces can require particular maintenance attention, but no verified source supplied here establishes that they represent half of Dewsbury’s rental market.
The message is simple: the cost of non-compliance now far outweighs the cost of getting professional help.
Your compliance checklist for October 2026
Work through this now, whether you manage one property in Mirfield or a portfolio stretching across Cleckheaton and Batley.
Immediate actions
Review all existing tenancy agreements – do they reflect the new periodic structure?
Stop any Section 21 notices you were planning to serve and take legal advice on Section 8 grounds instead.
Check your rent review process – are you using the correct Section 13 notice and giving two months’ written notice?
Remove any listings that show a rent range or invite offers above the asking price.
Review your advance rent policy – cap it at one month.
Put a written pet request process in place and make sure you can respond within 28 days.
Issue written statements of terms for any tenancy that doesn’t already have one.
What’s still coming: phases 2 and 3
The Act rolls out in three phases. Phase 1 is live – but there’s more ahead.
Phase 2: the PRS Database (late 2026)
A national landlord register is being introduced through the Private Rented Sector (PRS) Database. All landlords in England – including those in WF12, WF13, WF14, WF16, WF17 and BD19 – will need to register. Details on timescales are being confirmed, but late 2026 is the expected rollout window. Start gathering your property and compliance documentation now.
Separate energy policy: planning for October 2030
The government’s energy-efficiency policy is separate from phase three of the Renters’ Rights Act, which concerns housing standards. The published EPC policy sets a higher standard for eligible English and Welsh private lets by October 2030, subject to implementing legislation. Current EPC E and exemption rules still apply.
If you own pre-war terraces in WF13, WF16 or BD19, the time to assess your EPC position is now – not 2029. Upgrades to insulation, heating systems and glazing take time and money to plan properly. Getting ahead of this is commercially smart.
Why the Kirklees market makes compliance worth it
It’s easy to see compliance as a burden. But look at it differently.
Kirklees rents rose 12.8% over the year to August 2026, according to ONS. Use that borough-wide context with current property-level comparisons and compliance checks when reviewing a let in Dewsbury, Batley, Heckmondwike or Mirfield.
Retaining a reliable tenant in a compliant, well-maintained property is worth far more than the cost of a void period, a tribunal dispute or a £40,000 penalty notice. The maths are straightforward.
How Hunters Dewsbury can help
Hunters Dewsbury works with landlords across the full coverage area – from single-property landlords in WF12 to multi-property investors across WF13, WF14, WF16, WF17 and BD19. The team understands the local stock, the local tenant market and the compliance landscape inside out.
The free Property Health Check is a practical starting point. It looks at your lettings property against current legal requirements and flags anything that needs attention – before it becomes a problem.
The fully managed service can support tenant finding, referencing, rent collection and maintenance coordination. Landlords retain legal responsibilities, so confirm the agreed service scope and keep oversight of compliance.
Hunters Dewsbury also offers rent collection only and tenant find only services, so you can choose the level of support that fits your portfolio.
Act now – don’t wait for a problem to find you
The Renters’ Rights Act 2025 is live. Phase 1 is in force. Fines are real. And the Kirklees rental market is delivering strong returns for landlords who manage their properties properly.
Whether you’re self-managing a terrace in Heckmondwike or running a portfolio across Batley and Mirfield, now is the time to get your compliance in order – not when a tenant challenges a rent increase or a council enforcement officer comes knocking.
Book a free rental valuation with Hunters Dewsbury this October to understand your property’s current income potential. You can also ask about the branch’s property health check and available management services.
Get in touch with the Hunters Dewsbury branch directly to talk through your portfolio and find out exactly where you stand. Here to get you there.
