Now that the Renters Reform Act has passed into law, 2026 will bring one of the most significant shake-ups in lettings legislation for a generation. But not everything is happening at once. The changes will roll out in stages, beginning with Phase 1 in May 2026 and continuing into 2028 and beyond.

For landlords across Leeds and Yorkshire, the scale and complexity of reform means that acting early isn’t just wise, it’s essential. Whether you manage one property or a full portfolio, here’s what you need to know.

Phase 1: What’s Happening From 1 May 2026

The first set of changes will take legal effect on 1 May 2026. These reforms focus on tenancy structure, eviction grounds, and rent controls:

• Abolition of Section 21 evictions: ‘No fault’ evictions will be banned. Landlords will only be able to regain possession using Section 8 grounds and must provide a legally valid reason.
• Mandatory periodic tenancies: Fixed-term Assured Shorthold Tenancies (ASTs) will be phased out. All tenancies will become periodic by default, giving tenants more flexibility to end their tenancy with two months’ notice.
• Updated Section 8 grounds: These will be reformed to better protect landlords where a tenant is in serious arrears, commits anti-social behaviour, or the landlord intends to sell or move back into the property.
• Limits on rent increases: Rent can only be increased once per year with a minimum of two months’ notice. Tenants will be able to challenge increases via the First-tier Tribunal.
• Ban on rental bidding: Landlords and agents will not be allowed to invite or accept offers above the advertised rent.
• One month’s rent in advance only: Landlords can no longer ask for or accept more than one month’s rent upfront.
• Anti-discrimination laws: It will be illegal to refuse a tenancy to someone on benefits or with children.
• Right to request a pet: Tenants will be able to request a pet, and landlords must respond within 28 days with a valid reason if refusing.
• Strengthened enforcement powers for councils: Civil penalties will double, and local authorities will be required to report enforcement activity. Rent repayment orders will be extended to superior landlords.

It’s also worth noting that from 27 December 2025, local councils will gain new investigatory powers to inspect properties, demand documents, and access third-party data.

Phase 2: From Late 2026 Into 2028

This phase brings mandatory infrastructure requirements for landlords, which will begin rolling out from the end of 2026:

• PRS Database (landlord register): All landlords must register on the new national portal, providing contact and property details, and uploading compliance documentation (e.g., gas safety, electrical safety, EPC). An annual registration fee will apply.
• Private Rented Sector Ombudsman: A new redress scheme will become compulsory for all landlords, even accidental or single-property landlords. The Ombudsman will offer a route for tenants to escalate complaints and require landlords to engage in early dispute resolution.

The Ombudsman rollout will happen in stages. A scheme administrator will be appointed 12 to 18 months before it becomes law, with full implementation expected in 2028.

Phase 3: New Housing Quality Standards

Although timelines are not yet final, these measures are expected to come into force over the next decade:

• Decent Homes Standard (DHS): Already in place for social housing, the DHS will apply to private rentals for the first time. Aimed at tackling poor housing conditions, it will mandate minimum standards for safety, condition, and energy efficiency.
• Energy Efficiency Upgrade: The government has proposed all PRS homes achieve EPC rating C by 2030, with limited exemptions. This will require many landlords to invest in insulation, heating systems, or other energy improvements.
• Awaab’s Law: Serious health and safety hazards must be fixed within a legally enforceable timeframe. Although implementation is still being consulted on, it will likely bring new compliance pressures.

What These Changes Mean for Landlords

These are not just tweaks to existing regulations. They introduce new legal duties, reduce flexibility, and require a much higher standard of property management. Crucially, compliance will be enforceable and tracked via the PRS database.

That means:

• Landlords must prove they meet obligations with documentary evidence
• Properties will be open to greater scrutiny, with enforcement powers rising
• Self-managing landlords face rising risk if unaware of changing standards
• Possession proceedings may become more complex and time-consuming

The need for legal awareness and operational consistency has never been greater.

More Demand, Tighter Regulation

The lettings market remains strong in Leeds and across Yorkshire, with demand continuing to outpace supply. According to the ONS, private rental prices in Yorkshire and the Humber rose by 3.8% in the year to September 2025.

But while yields may look healthy, the compliance burden is rising fast. The new rules bring not just legal change, but reputational risk and potential financial penalties for landlords who fall behind.

Why Now is the Time to Consider Full Property Management

Preparing for these changes involves far more than updating a tenancy agreement. With full management from Adair Paxton, you benefit from a structured, proactive approach to compliance and tenant care:

• We maintain accurate tenancy records and safety documentation
• We conduct regular property inspections with detailed reports
• We provide 24/7 emergency maintenance for tenants
• We manage communication, rent collection and deposit registration
• We ensure your property stays aligned with changing regulations

Our in-house team is already working to standards that reflect the Renters Reform Act. With over 165 years in the Leeds market and a director-led lettings service, we take the complexity out of your hands and keep your investment protected.

What To Do Next

Waiting until 2026 may leave you little time to act. There are legal, operational, and reputational consequences for landlords who aren’t ready.

Start now by:

• Auditing your current tenancies and legal documents
• Reviewing rent increase policies and recordkeeping
• Assessing whether your properties will meet proposed DHS and EPC requirements
• Exploring management options ahead of the PRS register rollout

If you’re unsure where you stand, our lettings team can help. We’ll conduct a portfolio review, identify risks, and recommend clear steps to prepare you for what’s ahead.

Final Thoughts

The Renters Reform Act is designed to raise standards, but it also adds significant responsibilities for landlords. Self-managing may still be possible but it will require time, expertise and constant attention to detail.

With a fully managed service from Adair Paxton, you gain peace of mind, legal protection, and a team that knows the market inside out.

Book a compliance consultation with our team today or contact our Leeds lettings office to find out how we can help you get ahead of the changes.