Landlord and Tenant Solicitors in Yorkshire: Your Complete Guide to Property Law in 2026

Whether you are a landlord managing a rental property in Bradford or a tenant renting in Leeds, the law that governs your relationship is changing significantly. The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025 and its core provisions come into force on 1 May 2026. These are the most substantial changes to residential tenancy law in decades. If you are looking for landlord and tenant solicitors in Yorkshire, this guide explains exactly what is changing, what it means for you, and when to get legal advice.

At Prime Legal Solicitors, we advise both landlords and tenants across Bradford, Leeds, and the wider Yorkshire region on all aspects of property and tenancy law.

What is the Renters’ Rights Act 2025 and Why Does It Matter?

The Renters’ Rights Act 2025 fundamentally overhauls the private rented sector in England. It replaces the system of Assured Shorthold Tenancies (ASTs) that has governed private renting since the late 1990s. From 1 May 2026, the rules change for every private landlord and tenant in England, including those in Yorkshire.

Both new and existing tenancies convert to the new system on the same day. There is no phasing in. Every tenancy in the private rented sector becomes an Assured Periodic Tenancy from that date, rolling monthly or weekly with no fixed end date.

Key Changes for Landlords Under the New Law

No More Section 21 No-Fault Evictions

From 1 May 2026, landlords can no longer serve a Section 21 notice to end a tenancy without giving a reason. If you want to recover your property, you must use the Section 8 process and rely on one of the legally valid grounds for possession. Valid reasons include significant rent arrears, anti-social behaviour, the landlord wishing to sell the property, or the landlord or a close family member needing to move in.

For rent arrears, possession will only apply where a tenant is three months in arrears. This raises the bar compared to the previous two-month threshold. Landlords who use the new rules incorrectly face tougher penalties and may have to return rent through a Rent Repayment Order.

Protected Period at the Start of Each Tenancy

During the first 12 months of any new tenancy, landlords cannot use the grounds of selling the property or moving in as reasons to seek possession. Tenants get a protected period from the outset. However, a tenant can still serve two months’ notice and leave during this period.

End of Fixed Term Tenancies

Fixed term tenancies are abolished. All tenancies roll on a periodic basis from 1 May 2026. Any break clauses or options to renew written into existing agreements become void when the new law takes effect. Landlords can no longer offer or agree fixed term arrangements with new tenants.

Rent Increases: Stricter Rules

Landlords can only raise the rent once per year. They must give at least two months’ written notice using the Section 13 process and can only increase to market rate. Tenants can challenge a proposed increase at the First-tier Tribunal if they believe it is above the market rate. Bidding wars are also banned: landlords must advertise a fixed asking rent and cannot seek or accept offers above that figure.

Pets in Rental Properties

Tenants now have the right to request a pet. Landlords must consider each request individually and can only refuse on reasonable grounds, such as restrictions in a head lease. Blanket no-pets policies are no longer valid once a tenancy has started. Non-compliance can result in a fine.

Anti-Discrimination Rules

Landlords and letting agents can no longer operate blanket bans on renting to tenants who receive benefits or who have children. Every applicant must be assessed individually based on their ability to afford the rent. Blanket No DSS or No Children policies became unlawful from 27 December 2025.

Fines and Enforcement

Local councils gain stronger enforcement powers under the new Act. Fines for initial or minor breaches can reach £7,000. Repeat offences can attract fines of up to £40,000. Rent Repayment Orders now cover more offences, the maximum repayment doubles to 24 months’ rent, and the claim window extends to 24 months.

Key Rights for Tenants Under the New Law

Security of Tenure

Tenants gain significantly more security under the new system. A landlord can only ask you to leave if they have a valid legal reason. You give two months’ notice when you choose to leave, aligned with your rent payment date. You no longer face the risk of a no-fault eviction out of nowhere.

Challenging Rent Increases

If your landlord proposes a rent increase and you believe it is above the local market rate, you can refer the matter to the First-tier Tribunal. The Tribunal can order the rent to remain at its current level if it agrees the proposed rise is unreasonable. In cases of hardship, the Tribunal can also defer when the higher rent takes effect.

Advance Rent Limits

Landlords can only require one month’s rent in advance once you have signed the tenancy agreement. Demands for large sums of rent upfront are prohibited. This removes a significant barrier that prevented many tenants from accessing suitable housing.

The PRS Landlord Ombudsman

Every private landlord must join the new Private Rented Sector Landlord Ombudsman. Tenants can use this service to make free complaints about a landlord’s conduct, standards, or failure to carry out repairs. The Ombudsman’s decisions are binding on the landlord.

The National PRS Database

A national register of all landlords and rental properties is coming. Landlords must register before marketing a property to let. Once live, tenants can search the register to check their landlord’s compliance history. Rollout is expected from late 2026.

What About Commercial Landlord and Tenant Law?

The Renters’ Rights Act applies to residential tenancies only. Commercial landlord and tenant law operates under a separate framework, primarily the Landlord and Tenant Act 1954. This Act gives business tenants the right to renew their lease at the end of the contractual term, known as security of tenure.

The Law Commission is currently reviewing the 1954 Act and published an interim statement in June 2025. Proposed reforms could affect how businesses renew leases, how contracting-out works, and the balance of power in lease-end negotiations. Both commercial landlords and tenants should monitor these developments closely and review their existing lease arrangements now.

Possession Proceedings and Evictions in Yorkshire

Whether you are a landlord seeking to recover your property or a tenant facing possession proceedings, getting the legal process right is essential. Courts process a significant volume of possession claims each year, and errors in notices or procedure can cause considerable delays and additional cost.

Under the new rules from May 2026, all possession claims must use the Section 8 route and identify a specific legal ground. Preparing the evidence correctly and serving notices in the right form and at the right time is critical. Our landlord and tenant solicitors in Bradford advise on possession strategy and represent clients throughout the process.

Deposit Protection and Disputes

Landlords must protect a tenant’s deposit in a government-approved scheme within 30 days of receiving it. They must also provide the tenant with the prescribed information about the scheme. Failure to do so exposes landlords to a penalty of between one and three times the deposit amount.

Where a deposit dispute arises at the end of a tenancy, the protection scheme provides a free dispute resolution service. If the matter cannot be resolved this way, it may proceed to court. Taking clear photographic and written evidence of the property’s condition at the start and end of each tenancy reduces the risk of disputes significantly.

Disrepair and Property Standards

Landlords have legal obligations to maintain their properties in a safe and habitable condition. The Landlord and Tenant Act 1985 sets out implied repair obligations. The Housing Health and Safety Rating System (HHSRS) gives councils the power to require improvements where serious hazards exist.

Awaab’s Law, currently in force for social housing, is expected to be extended to the private rented sector. When it applies, it will impose specific timelines on landlords to address serious hazards including damp and mould. The government has confirmed a consultation on how to implement this for private landlords.

By 2030, all privately rented properties in England and Wales must achieve an Energy Performance Certificate rating of C or above. Landlords who do not meet this standard by the deadline face enforcement action and potential fines.

Landlord and Tenant Legal Advice in Bradford

Bradford has a large and active private rented sector. The city’s diverse communities include many tenants and landlords navigating complex circumstances, from multi-occupancy properties to long-standing tenancy arrangements that will need to be reviewed in light of the new rules.

Whether you are a landlord with a portfolio of properties or a tenant who needs advice on your rights, our team of property solicitors in Bradford is here to help. We provide clear, practical advice with no unnecessary jargon.

Landlord and Tenant Solicitors in Leeds

Our team also supports landlords and tenants across Leeds with the full range of residential and commercial tenancy matters. Leeds is one of the largest private rental markets in the North of England and the new rules will affect thousands of landlords and tenants across the city.

If you need landlord and tenant solicitors in Leeds, Prime Legal Solicitors provides expert advice and representation at every stage.

Common Landlord and Tenant Mistakes to Avoid

• Serving invalid notices: Under the new rules, a defective notice can invalidate possession proceedings entirely and force you to start again. Always check notice requirements carefully.
• Failing to protect the deposit: Non-compliance with deposit protection rules exposes landlords to significant financial penalties regardless of whether any dispute arises.
• Ignoring repair obligations: Landlords who fail to carry out required repairs face council enforcement action, court claims, and potential Rent Repayment Orders.
• Not updating tenancy agreements: Existing tenancy agreements containing fixed term clauses, break clauses, or no-pets policies will need to be reviewed before May 2026.
• Tenants not challenging unfair rent increases: Tenants have a legal right to refer a proposed rent increase to the Tribunal. Many do not know this right exists.
• Landlords not registering with the Ombudsman: Registration with the PRS Landlord Ombudsman will be mandatory. Failure to register can block access to most possession grounds.

Frequently Asked Questions About Landlord and Tenant Law

Can a landlord still evict a tenant after May 2026?

Yes, but only using the Section 8 process and on valid legal grounds. These include significant rent arrears (at least three months), anti-social behaviour, the landlord needing to sell the property, or the landlord or a close family member moving in. Section 21 no-fault evictions are abolished from 1 May 2026.

What happens to my existing tenancy when the new law comes in?

On 1 May 2026, every existing assured shorthold tenancy automatically converts to an Assured Periodic Tenancy. There is no opt-out and no phasing. Fixed term elements, break clauses, and no-pets clauses in existing agreements become void on that date.

Can a tenant leave whenever they want under the new rules?

A tenant can end their tenancy at any time by giving two months’ notice in writing, in line with their rent payment date. This applies from the start of the tenancy. Landlords cannot require more notice than this.

How many times can a landlord increase rent each year?

Once. A landlord can only increase the rent once in any 12-month period. They must give at least two months’ written notice and can only raise the rent to market level. Tenants can challenge any proposed increase at the First-tier Tribunal.

What should landlords do before May 2026?

Landlords should review all existing tenancy agreements, update their documentation to comply with the new rules, register with the PRS Landlord Ombudsman when registration opens, and take legal advice on how the new possession grounds apply to their specific properties and circumstances. Acting early reduces risk considerably.

Do the new rules apply to commercial tenancies?

No. The Renters’ Rights Act applies to residential tenancies in the private rented sector only. Commercial tenancies continue to be governed by the Landlord and Tenant Act 1954 and other commercial property law. However, that legislation is currently under review by the Law Commission.

What is a Rent Repayment Order?

A Rent Repayment Order is a court order that requires a landlord to repay rent to a tenant where the landlord has committed certain offences, such as illegal eviction or failure to comply with housing regulations. Under the new Act, the maximum repayment doubles to 24 months’ rent and the range of offences that can trigger an order has widened significantly.

Can a tenant keep a pet in a rented property?

From 1 May 2026, tenants have the right to request a pet. The landlord must consider the request individually and can only refuse on reasonable grounds. Blanket no-pets policies in tenancy agreements are no longer valid. Landlords can require tenants to take out pet damage insurance as a condition of consent.

What is the PRS Landlord Ombudsman?

It is a new mandatory scheme that every private landlord in England must join. Tenants use it to make free complaints about their landlord’s conduct or failure to maintain the property. The Ombudsman’s decisions are legally binding on the landlord. Failure to comply with a decision can result in the landlord being expelled from the scheme and losing access to possession grounds.

When should I contact a solicitor about a landlord or tenant dispute?

As early as possible. Whether you are a landlord dealing with a difficult tenancy or a tenant facing unlawful eviction or an unreasonable rent increase, early legal advice helps you understand your options and avoid mistakes that make the situation worse. Our team is ready to help across Yorkshire.

Useful External Resources

• GOV.UK: Private renting – official guidance for landlords and tenants in the private rented sector.
• Citizens Advice: Renting privately – practical guidance on tenant rights, deposits, and disputes.
• Renters’ Rights Act 2025 – the full text of the Act as passed.

Conclusion: Get the Right Legal Advice Before the Rules Change

The Renters’ Rights Act 2025 is the biggest shake-up of residential tenancy law in a generation. Both landlords and tenants need to understand what is changing, what it means for their specific situation, and what steps to take now. Waiting until May 2026 to act is too late for many landlords with existing tenancy agreements that need updating.

Prime Legal Solicitors advises landlords and tenants across Bradford, Leeds, and Yorkshire on all aspects of residential and commercial property law. Our team provides clear, practical advice that protects your position and helps you navigate the new legal landscape with confidence.

If you need experienced landlord and tenant solicitors in Bradford or property law advice in Leeds, contact Prime Legal Solicitors today.