Renters' Rights Act 2026: What York Landlords & Letting Agents Need to Know

The Renters' Rights Act received Royal Assent on 27 October 2025 and its core provisions come into force on 1 May 2026. This is the most significant overhaul of the private rented sector in England in decades — affecting every landlord, letting agent, and tenant with an assured shorthold tenancy.

This guide sets out the key changes in plain English, with a focus on what they mean practically for landlords and letting agents operating in York and North Yorkshire.

Please note: This article is for general information only and does not constitute legal advice. Always seek professional guidance before making decisions about your tenancy arrangements.

1. The End of Section 21 — No-Fault Evictions Abolished

From 1 May 2026, landlords in England will no longer be able to use a Section 21 notice to end a tenancy without giving a reason. This is arguably the biggest single change in the Act.

From that date, landlords will only be able to seek possession using the reformed grounds for possession under Section 8 of the Housing Act 1988. These include:

• Serious rent arrears (three months' arrears, up from two)

• Anti-social behaviour

• The landlord wishing to sell the property

• The landlord or a close family member wishing to move into the property

Importantly, there is a 12-month period at the start of each new tenancy during which landlords cannot use the 'selling' or 'moving in' grounds — giving tenants greater security in the early stages of a tenancy.

Transitional note: Valid Section 21 notices served before 1 May 2026 remain valid, but court proceedings must be commenced by 31 July 2026.

2. Fixed-Term Tenancies Replaced by Periodic Tenancies

All assured shorthold tenancies (ASTs) — both new and existing — will automatically convert to assured periodic tenancies (APTs) on 1 May 2026. This means there will be no fixed end date; tenancies will simply roll on indefinitely.

Tenants wishing to end their tenancy will need to give two months' written notice. Landlords can only end a tenancy by using one of the valid Section 8 grounds described above.

For existing ASTs, landlords do not need to issue new tenancy agreements — the existing contractual terms will carry over, unless they conflict with the new Act, in which case those clauses become unenforceable.

3. New Rules on Rent Increases

From 1 May 2026, rent can only be increased once per year, using a formal Section 13 notice. Landlords must give tenants two months' notice of any increase, and the new rent must be at market rate — not above it.

Tenants will have the right to challenge a proposed rent increase at the First-tier Tribunal if they believe it exceeds the market rate. Rent bidding — where a landlord or agent encourages or accepts offers above the advertised rent — will be prohibited.

4. Limits on Rent in Advance

Landlords and agents will be restricted to asking for no more than one month's rent in advance when setting up a new tenancy. This is a significant change for landlords who currently request several months' rent upfront as additional security.

5. Tenants' Right to Keep Pets

Tenants will have the right to request permission to keep a pet, and landlords will not be able to unreasonably refuse. Reasonable grounds for refusal may include properties covered by a head lease or block agreement that prohibits pets.

Landlords can require tenants to take out pet damage insurance as a condition of approval.

6. Discrimination Restrictions

From 1 May 2026, landlords and agents will be prohibited from:

• Refusing to rent to families with children

• Refusing to rent to tenants in receipt of housing benefit or other state benefits

There is a narrow exception where an existing insurance policy or mortgage predating the Act contains such a restriction, but any new policy or lease containing these clauses will have no legal effect.

7. Awaab’s Law — Damp and Mould Obligations

Awaab's Law — named after two-year-old Awaab Ishak, who died as a result of prolonged exposure to mould in a rented property — places strict new obligations on landlords to investigate and remedy damp and mould hazards within fixed timeframes.

While initially applied to social housing, the Renters' Rights Act extends similar obligations to the private rented sector, with financial penalties for Category 1 hazards expected to be introduced in spring/summer 2026 — with fines of up to £7,000.

Having a documented record of the property's condition at the start of a tenancy — including its damp and mould status — is now more important than ever as evidence of due diligence.

Relevant service: Ebor Property Co's pre-tenancy Compliance Report includes a documented check of the property's condition in relation to damp and mould, providing letting agents and landlords with clear, dated evidence prior to move-in.

8. New Landlord Information Requirements

Landlords with existing tenancies must serve an 'information sheet' to all tenants by 31 May 2026, explaining the key provisions of the new Act. This is a mandatory requirement.

Government-approved guidance for tenants will be published before 1 May 2026.

9. Coming Later in 2026: Ombudsman & Landlord Register

Two further provisions of the Act are expected to roll out later in 2026:

• Private Rented Sector Ombudsman — an independent body to handle tenant complaints against landlords quickly and fairly, without requiring court action. All landlords will be legally required to join. Penalties for non-membership start at £7,000 and rise to £40,000 for repeat breaches.

• National Landlord Register — a publicly searchable database of all landlords and rental properties in England, rolling out gradually by area from late 2026.

10. What Does This Mean for Inventories?

The shift to periodic tenancies — with no fixed end date — makes a professionally prepared inventory more important, not less. Without a fixed term to define when the tenancy concludes, the check-in inventory becomes the definitive document for establishing the property's baseline condition, against which any future check-out or deposit dispute will be measured.

With tenants able to give two months' notice and leave at any time, landlords and letting agents need the confidence of knowing that a thorough, signed, impartial record exists — regardless of when the tenancy ends.

AIIC & TDS Accredited: Ebor Property Co provides professional check-in inventories, interim inspections, check-out reports, and compliance reports for letting agents and landlords across York and North Yorkshire. All reports are produced to the standard required for formal deposit dispute adjudication.

Key Dates at a Glance

• 27 October 2025 — Renters' Rights Act receives Royal Assent

• 27 December 2025 — Local authorities gain new investigatory powers

• 1 May 2026 — Core provisions come into force: end of Section 21, all tenancies become periodic, rent increase rules, pet rights, discrimination rules, rent-in-advance cap

• 31 May 2026 — Deadline for landlords to serve information sheets to existing tenants

• 31 July 2026 — Final deadline for Section 21 court applications

• Spring/Summer 2026 — Financial penalties for Category 1 hazards (up to £7,000)

• Late 2026 — Private Rented Sector Ombudsman and National Landlord Register begin to roll out

About Ebor Property Co

Ebor Property Co is an AIIC-accredited, independent property services provider based in Strensall, York, offering professional inventories, EPCs, property photography, and compliance reports for letting agents and landlords across York, North Yorkshire, and the East Riding of Yorkshire.

For bookings or enquiries, visit eborpropertyco.co.uk or call 07849512268.