The Renters’ Rights Act has changed the rules for letting property in Leeds and across England. Section 21 “no-fault” evictions have ended, most private tenancies no longer have a fixed end date, and landlords must follow new rules on rent increases, advertising and tenant requests. There is also a new £65 annual registration fee per property that must be considered. Plus, there are more changes yet to come!
For landlords, the challenge is keeping the property and the tenancy running smoothly whilst making sure they follow the rules correctly. A well-priced advert, a clear record of documents and payments or a prompt response to a tenant’s request can make a real difference when circumstances change. Here is what Leeds landlords need to know in 2026 to navigate the Renters’ Rights Act and how Fletcher Properties can help.
What has the Renters’ Rights Act changed?
Although people often search for the Renters’ Rights Act 2026, the legislation is called the Renters’ Rights Act 2025 because it has been in the Government’s pipeline for a long time. Its main tenancy reforms came into force in England on 1 May 2026 and apply to most private assured tenancies. Below are some of the things the Act has changed.
Tenancies and Possession
Most Assured Shorthold Tenancies have now changed to Assured Periodic Tenancies. This means that they continue until either the tenant provides formal notice to vacate, or the landlord regains possession through the legal process. Landlords can no longer use a Section 21 notice to end a tenancy without giving a reason.
There are still grounds for possession, including serious rent arrears, selling the property or moving into it. The ground used determines the conditions and notice period, and a court order is generally needed if the tenant does not leave. It is therefore worth dealing with missed payments and other concerns early, while keeping accurate records of what has happened.
Leeds landlords with student houses should pay particular attention to this change. The tenants must be served with a Form 4A notice before they move in if the landlord wants them to leave at the end of the next academic year. Alternatively, the students must give notice in writing before the property can be advertised again.
Rent and Advertising
Landlords can generally increase rent once every 12 months through the statutory section 13 process, giving at least two months’ notice. Tenants can challenge a proposed increase at the First-tier Tribunal if they believe the increase is unreasonable.
When advertising a property, landlords and agents must state an asking rent and cannot ask for, encourage or accept offers above it. The Renters’ Rights Act also restricts rent in advance when a new tenancy is agreed. These rules make it especially important to set a realistic asking price before a property goes on the market and to plan rent reviews during existing tenancies.
Pets and Prospective Tenants
Tenants can request permission to keep a pet. Landlords of properties in Leeds must consider requests reasonably and normally respond within 28 days. A request cannot be rejected unless there is a good reason. They are not permitted to reject an application from a prospective tenant simply because the person receives benefits or has children.
Landlords can still do referencing checks on all applicants and consider the circumstances of a pet request. What matters is having a fair process and giving clear, timely responses instead of relying on blanket exclusions.
What else should Leeds landlords have on their radar?
Check whether your property needs a Leeds licence
The Renters’ Rights Act sits alongside local property rules. Since 9 February 2026, privately rented homes in designated parts of Leeds have needed a selective licence or a submitted application, unless an exemption applies.
The scheme covers parts of areas including Armley, Beeston, Holbeck and Harehills, but not every property in those suburbs. Check your address against Leeds City Council’s licensing information to see if you need a licence. Separate HMO licensing requirements may also apply.
Prepare for the new £65 registration fee
The government has confirmed a £65 annual fee per property for its new “Register your rental property” service. Registration begins rolling out across England in December 2026. For Leeds properties, the requirement starts on 15 April 2027, with a deadline of 14 July 2027.
The national register does not replace any Leeds council licence your property needs. You can prepare now by gathering your property details, ownership information, licences and key records.
How can Fletcher Properties help?
Fletcher Properties offers expert property management services in Leeds with various levels of support. Our Tenant Find, Rent Collection and Full Management services allow Leeds landlords the flexibility to choose how much of the day-to-day work they want to handle themselves.
Getting the tenancy off to a strong start
Our experienced and knowledgeable team can advise on the local rental market in Leeds, advertise your property at a clear asking price and reference prospective tenants. With offers above the advertised rent no longer permitted, getting that price right from the outset matters.
Managing the property day to day
Our rent collection and management services help you stay on top of payments and tenant communication. With Full Management, we also coordinate maintenance and carry out routine inspections, helping identify repairs early and keep a clear record of your property’s condition.
Staying on top of requirements
Our compliance support helps landlords track requirements for their Leeds properties. Our Full Management package also includes rent guarantee and eviction cover, subject to its terms. We can handle much of the practical work, but landlords remain responsible for their full legal obligations, including starting and completing registration on the new national service.
A more manageable way to let in Leeds
The Renters’ Rights Act does not prevent landlords from letting successfully. It does make careful pricing, reliable records, timely responses and an understanding of the rules more important.
Whether you are preparing to let a property, managing an existing tenancy or checking which requirements apply to your Leeds portfolio, Fletcher Properties can help you navigate the Renters’ Rights Act. Speak to our dedicated team today about the level of support that suits you.
