In October 2026, Leeds landlords should review two changes already in effect: the national tenancy act introduced in May and selective licensing in designated parts of Leeds from February. Autumn is also a useful time to check safety records, repairs and winter maintenance.
Phase 1 tenancy act took effect in May 2026, after Leeds’ new selective licensing designation began in February. These are separate duties, so review the tenancy framework and the property’s licensing status individually.
This guide breaks down exactly what each change means, how they work together, and what you need to do right now to stay compliant.
The Renters’ Rights Act: what’s changed
The Renters’ Rights Act is now law. It applies across England, and it changes some of the most fundamental rules of how private renting works.
Section 21 is gone
The most talked-about change is the abolition of Section 21 – the so-called “no-fault eviction.” From 1 May 2026, you can no longer ask a tenant to leave simply because you want your property back, without giving a valid legal reason.
This doesn’t mean you’ve lost control of your property. You can still end a tenancy – but you’ll need to use a valid Section 8 ground, such as rent arrears, anti-social behaviour, or wanting to sell or move back in. The grounds have been strengthened and expanded to reflect this.
Private assured tenancies are now periodic
Most private assured shorthold tenancies converted to assured periodic tenancies in May. New private assured tenancies are periodic without a fixed end date. Other tenancy types and statutory exemptions require separate checks.
In practice, this means tenants can leave with two months’ notice at any time. As a landlord, you’ll need to plan your finances and void periods with this in mind.
Rent increases are more restricted
You can now only increase rent once per year, and you must use a formal Section 13 notice to do so. Tenants have the right to challenge any increase they consider above market rate at a First-tier Tribunal.
If you’ve been using rent review clauses in fixed-term contracts, those are no longer valid.
Leeds selective licensing: what it means for you
Alongside the national changes, Leeds City Council launched its selective licensing scheme in February 2026. This is a local requirement – separate from the Renters’ Rights Act – and it affects landlords in specific wards across the city.
Which Leeds wards are affected?
The designation covers parts of Armley, Beeston and Holbeck, Burmantofts and Richmond Hill, Hunslet and Riverside, Gipton and Harehills, and Farnley and Wortley wards. It does not cover every address in those wards: use the council’s property checker and map.
For a property within the designated boundary, check whether a selective licence is required or an exemption applies. A valid application is important while the council processes the licence. Unlicensed letting where licensing is required can be a criminal offence, with a civil penalty available as an alternative to prosecution.
What does a licence involve?
A selective licence sets out the conditions under which you’re allowed to let your property. This typically includes requirements around property standards, gas and electrical safety, tenancy management, and ensuring the property is fit for occupation.
You’ll need to apply through Leeds City Council and pay the relevant fee per property. The licence is property-specific, so if you have a portfolio across multiple affected wards, you’ll need a licence for each one.
What are the penalties for non-compliance?
Failure to make a valid application for a required licence can lead to prosecution with an unlimited fine or a civil penalty of up to £40,000. Rent repayment orders can cover up to 24 months under the expanded rules; the applicable period depends on the offence and transitional provisions.
These aren’t theoretical risks. Leeds City Council has been active in enforcement, and the scheme has real teeth.
HMO licensing in Leeds: already in place
Mandatory HMO licensing generally applies where five or more people from two or more households share facilities. Do not assume smaller HMOs in Headingley need an additional licence without checking the council’s current designations and the property’s occupation.
A property licensed under the HMO regime is exempt from selective licensing, so it should not normally need both for the same accommodation. A smaller HMO may instead fall within selective licensing if its address is designated and no exemption applies. Ask Leeds City Council to confirm the correct regime.
How the two changes interact
The Renters’ Rights Act and selective licensing are separate frameworks – one is national, one is local. But they interact in ways that matter.
Under the Renters’ Rights Act, tenants now have stronger rights and longer-term security. Under selective licensing, landlords are held to higher management standards. Together, they raise the bar for what it means to be a compliant landlord in Leeds.
Landlords who manage their own properties – whether they own one rental or a large portfolio – need to be across both sets of rules simultaneously. Missing either one isn’t an option.
What you need to do right now
Here’s a straightforward checklist to help you get on top of both changes:
- Check whether your property or properties fall within a Leeds selective licensing zone using the Leeds City Council interactive map.
- Apply for a selective licence if required – don’t delay, as unlicensed letting is already enforceable.
- Review covered private assured tenancy agreements and their periodic status; other tenancy types need separate checks
- Update your rent increase process. Only one increase per year is permitted, using a valid Section 13 notice.
- Familiarise yourself with the updated Section 8 grounds for possession so you understand your options if you need to end a tenancy.
- Check an HMO’s occupancy and address to identify the correct licensing regime; do not assume it needs both an HMO and selective licence
For detailed guidance on the Renters’ Rights Act, GOV.UK is the primary source. The National Residential Landlords Association (nrla.org.uk) also provides up-to-date practical guidance for landlords across England.
Why working with a local letting agent makes sense right now
The compliance burden on landlords in Leeds has grown significantly in 2026. Between the Renters’ Rights Act, selective licensing, and existing HMO requirements, staying on top of everything takes time, knowledge, and attention to detail.
That’s where Hunters Leeds comes in. The team at Hunters Leeds understands the local licensing landscape, knows which wards are affected, and can help you manage your property in a way that keeps you fully compliant – without the stress of doing it alone.
Whether you let a single flat in Beeston, a family home in Gipton, or a portfolio of properties across the city, Hunters Leeds can give you the professional support you need to navigate these changes with confidence.
Stay compliant, stay protected
The rules have changed. But that doesn’t have to mean more headaches – it means getting the right support in place now, before a missed licence or an incorrectly served notice becomes a costly problem.
Hunters Leeds is here to help you understand your obligations, protect your investment, and keep your tenants well housed under the new framework.
Book a free valuation today to assess achievable rent in October’s Leeds market. For licensing or tenancy questions, get in touch with Hunters Leeds directly and discuss the support you need for your property.
