October 2026 is a useful time to audit compliance with the first phase of the Renters’ Rights Act 2025, which began in May. It changed most private assured tenancies in England; the database, Ombudsman and housing-standard reforms follow separate timetables.
York has around 17,000 privately rented homes, making up roughly 20% of the city’s total housing stock. That’s a significant chunk of the market, and many landlords across areas like Heworth, Holgate, Fulford, Hull Road, Rawcliffe and Tang Hall are still working through exactly what the Act means for them day to day.
This guide cuts through the complexity. No legal jargon. Just clear, practical information on what’s changed, what you need to do right now, and what’s still coming down the line.
What changed on 1 May 2026
The Renters’ Rights Act introduced some of the most significant changes to England’s private rental sector in a generation. Here’s a plain-English breakdown of the key shifts.
Section 21 no-fault evictions are gone.
From 1 May 2026, landlords can no longer use a Section 21 notice to end a tenancy without giving a reason. If you need to regain possession of your property – whether in Dringhouses, Bishopthorpe or Osbaldwick – you must now rely on the Section 8 grounds listed in the Act.
Some of those grounds have been strengthened. For example, you can still recover your property to sell it or move in, but you must give four months’ notice and cannot relet within 12 months of doing so.
Private assured tenancies are now rolling periodic agreements.
Fixed-term assured shorthold tenancies (ASTs) no longer exist for new or existing agreements. Most private assured tenancies in York are now a rolling periodic tenancy by default – typically running month to month.
This is a significant shift for landlords in Heslington, Badger Hill and along Hull Road who previously relied on fixed-term contracts tied to the academic year. The student-led model that many York landlords have depended on for years needs to be reconsidered.
Rent increases follow a new process.
You can only increase rent once per year, and you must use the Section 13 process to do it. That means serving the correct prescribed notice – at least two months in advance – and giving tenants the right to challenge the increase at the First-tier Tribunal if they believe it’s above market rate.
Informal rent increase clauses in tenancy agreements are no longer valid. If you’ve been managing increases informally, that approach needs to change immediately.
Pet requests must be handled properly.
Tenants now have a right to request permission to keep a pet. You can’t refuse unreasonably, and you must respond within 28 days. Pet insurance cannot be required as a condition of consent. Damage can be addressed through the normal deposit or claims process.
This applies across all property types – from flats in Fishergate to family homes in Copmanthorpe and Dunnington.
Discrimination in letting is now unlawful.
Blanket bans on renting to tenants who receive benefits or who have children are now unlawful under the Act. If you’ve previously used these as standard criteria, your advertising and referencing processes need to be reviewed.
What you must do right now
Provide the Renters’ Rights Act Information Sheet 2026.
Most existing assured tenants with a written record of terms should have received the official information sheet by the end of May 2026. This October, check your service records and remedy any omission. New tenancies need the prescribed written information about their key terms, rather than this sheet at every start.
Missing the applicable Information Sheet requirement can lead to a penalty up to £7,000. Keep evidence that each named tenant received the official PDF or a paper copy; sending only a link is insufficient. Check special rules for tenancies affected by pre-May possession notices.
Review your Section 8 grounds and notice procedures.
With Section 21 gone, your possession strategy needs to be built around Section 8. Make sure you understand which grounds apply to your circumstances and that your record-keeping – rent payment history, property inspection reports, correspondence – is thorough and up to date.
Landlords in Stamford Bridge, Pocklington and Market Weighton, operating at a distance from their properties, should pay particular attention to this. Good documentation is your protection.
Check your HMO compliance if you let in Hull Road or Heslington
York’s Article 4 Direction can remove permitted development rights for conversions to small HMOs within the mapped area. Check the exact address and proposed use with the council; postcode alone does not establish permission or licensing requirements.
The Renters’ Rights Act layers on top of these existing obligations. Civil penalties for certain housing offences now reach up to £40,000. If your HMO licences, fire safety records or management standards aren’t current, address that immediately.
Revisit your student let strategy.
The loss of fixed-term ASTs is the single biggest practical change for York’s student landlord community. Properties near the University of York campus in Heslington, along Lawrence Street, and in The Groves have long been let on 12-month contracts aligned to the academic year.
Tenants can generally leave with two months’ notice, subject to the notice requirements. A specific student possession ground may support some qualifying student HMOs but requires the relevant conditions and advance warning; it does not apply to every student let.
Hunters York works with a significant number of landlords in these areas and can help you plan a letting strategy that works under the new rules.
What’s still coming
The remaining reforms have separate timetables. The database is planned for phased introduction from late 2026, mandatory Ombudsman membership is expected in 2028, and the new private-sector housing standards have their own implementation process.
National landlord database
The PRS Database is intended to record landlords and properties. Prepare your details now and follow the official rollout and registration deadlines; not every failure to register automatically constitutes a criminal offence.
Private rental sector Ombudsman
A new Ombudsman service will handle disputes between landlords and tenants outside of the courts. Membership will be mandatory for all private landlords, including those who self-manage without an agent.
Decent Homes Standard
The Decent Homes Standard – previously only applicable to social housing – will be extended to the private rented sector. Properties in Huntington, Haxby Road, Rawcliffe and Clifton will need to meet minimum standards around heating, structural integrity and repair. Landlords with older housing stock should start assessing their portfolios now.
How Hunters York can help
The Renters’ Rights Act isn’t a reason to leave the market. York’s rental demand remains strong – particularly in areas like Tang Hall, Woodthorpe, Tadcaster Road and Murton – and well-managed properties let by compliant landlords are in a strong position.
What the Act does require is a more structured, professional approach to letting. That’s exactly what Hunters York is here to support.
Whether you’re a portfolio landlord managing dozens of properties across the city or a first-time landlord with a single flat in Holgate, the compliance obligations are the same. Getting the process right from the start protects your income and your investment.
Book a free valuation with Hunters York today and get a clear picture of where your property stands in the current market. Or get in touch with the Hunters York branch directly to talk through your compliance questions – our team knows York’s rental market inside out and can give you straightforward, practical guidance.
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