Renters’ Rights Bill update: How New Rules Will Impact Leeds Landlords and Tenants

Published: 03/05/2024

The private rented sector is about to see its biggest shake-up in decades. The Government’s Renters’ Rights Bill is moving forward, and it’s set to transform the way landlords and tenants interact.

The aim is clear: to make renting fairer, safer and more secure for tenants. But while that sounds positive, the reality for landlords is more complex. The Bill introduces stricter rules, longer notice periods, and higher compliance standards — all of which will change how you let and manage property in Leeds.

So, what exactly is changing? And how will it affect landlords across the city — from student HMOs in Headingley, to family homes in Moortown, to modern apartments in Leeds Dock?

What Is the Renters’ Rights Bill?

The Renters’ Rights Bill is the government’s flagship rental reform. It builds on years of debate about the balance of power between tenants and landlords.

For context: over 20% of households in Leeds now rent privately — far higher than the national average — with large numbers of students, graduates and young professionals choosing to rent. That makes the Bill especially relevant here.

The government’s objectives are:
- To end so-called “unfair” or “no-fault” evictions.
- To raise housing standards.
- To give tenants greater security and confidence.

Key Reforms at a Glance

Here are the biggest changes landlords need to prepare for:

• Abolition of Section 21 evictions: Landlords will no longer be able to evict tenants without giving a reason.
• Stronger Section 8 grounds: If you need your property back, you can still regain possession for reasons such as arrears, selling the property, or moving back in yourself but the grounds must be clear and evidenced.
• Open-ended tenancies: Fixed-term contracts will be replaced by periodic tenancies. This is a huge shift for landlords who rely on September-to-June cycles for student lets.
• Rent increases capped: Landlords will only be able to increase rent once per year, with extended notice periods.
• New property standards: Homes must meet the Decent Homes Standard, bringing rental accommodation closer to the standards already applied in the social housing sector.
• Mandatory redress scheme: All landlords — even those who self-manage — will need to join a government-approved redress scheme.
• New ombudsman service: Tenants will have a dedicated route to challenge landlords about property condition, rent disputes or unfair treatment.

How This Impacts Landlords in Leeds

The implications will be felt right across the city.

- Possession will be harder to regain. If tenants stop paying or breach their agreement, landlords will have to rely on Section 8 grounds, which can take longer to process.
- Student landlords face a particular challenge. The abolition of fixed terms could disrupt the predictable academic-year cycle of lettings in Headingley, Hyde Park and Woodhouse.
- Compliance expectations will rise. Tenants in Leeds are already quick to raise concerns about maintenance. With the new ombudsman and Decent Homes Standard in play, landlords will need to stay on top of repairs and documentation.
- Professionalism will matter more than ever. Landlords who self-manage without systems in place may struggle. Those who use letting agents will find compliance easier to navigate.

Risks and Opportunities

It’s natural to focus on the risks:

• Longer and more complex eviction processes.
• Increased costs to meet property standards.
• Rent arrears becoming harder to resolve quickly.

But there are opportunities too:
- Professional landlords will stand out. In a tighter regulatory environment, good properties and good management will command a premium.
- Tenant stability may improve. With more security, tenants may stay longer, reducing voids.
- Stronger compliance can protect value. Properties that already meet high standards will be more attractive to buyers and investors.

What Landlords Should Do Now

The Bill hasn’t passed yet, but preparation is essential:

• Review your tenancy agreements — be ready to switch to open-ended tenancies.
• Audit your properties against the Decent Homes Standard and plan upgrades if needed.
• Tighten your tenant referencing process to minimise risk from the outset.
• Consider rent guarantee insurance to protect against arrears.
• Join a professional redress scheme as soon as they become available.

How Dwell Can Help

Navigating these reforms alone can be daunting. At Dwell, we’ve been following the Renters’ Rights Bill closely and preparing our systems to keep landlords compliant.

Whether you need tenant-find only, rent collection, or full property management, we’ll help you adapt to the new rules, protect your investment, and reduce your risk.

Talk to us today about how we can help you prepare for the Renters’ Rights Bill 2025.

The Bigger Picture: What This Means for the PRS in Leeds

The Renters’ Rights Bill won’t just affect individual landlords and tenants — it has wider implications for the Private Rented Sector (PRS) in Leeds and beyond.

For tenants:
  - The Bill should deliver greater security, especially for families and long-term renters who have worried about short notice periods.
  - Stronger standards will mean safer, warmer, and better-maintained homes.
  - The new ombudsman and redress scheme give tenants more confidence that problems will be addressed.

For landlords:

•   Compliance costs will rise, particularly for those with older stock that may not meet the Decent Homes Standard.
•   The abolition of Section 21 could make landlords more cautious about who they let to, potentially raising the bar for tenant referencing.
•   Some smaller or “accidental” landlords may exit the market altogether, finding the rules too burdensome.

For the PRS as a whole:
  - If landlord supply falls, the reduced availability of rental homes could push rents even higher — the opposite of what many tenants hope for.
  - On the other hand, the sector may professionalise further, with larger, well-prepared landlords stepping in to fill the gap.
  - In Leeds, where demand already far outstrips supply, the tension between higher tenant protections and reduced rental stock will be especially visible.

In short: tenants stand to benefit from stronger protections, but if the reforms drive landlords out of the market, the unintended consequence could be even greater upward pressure on rents. The outcome will depend on how landlords adapt — and whether new supply enters the market.

FAQs

Can landlords still evict tenants under the new rules?

Yes, but only with valid Section 8 grounds such as arrears, anti-social behaviour, or selling the property.

What happens to fixed-term student lets?

They are likely to move to periodic agreements, although there may an exemption for HMO's which attract groups of students - these types of properties are much more tuned to the seasonality of student lettings. Landlords may need to adapt marketing and tenancy cycles. 

Will rents go up under the Renters’ Rights Bill?

Possibly. With more restrictions and higher compliance costs, many landlords may raise rents to cover expenses.

What if my property doesn’t meet the Decent Homes Standard?

You’ll need to upgrade it — landlords who fail to comply could face enforcement action.

As a Landlord, do I need to join a redress scheme?

Yes. All landlords, regardless of whether they use an agent, must join a government-approved scheme.

The Renters’ Rights Bill clearly aims to make renting fairer for tenants — but it also makes letting more complex for landlords. Leeds, with its large rental sector, will feel the changes more than most cities.

Landlords who prepare now will be in the best position to succeed. By keeping your properties up to standard, staying compliant, and using professional management, you can turn risk into opportunity.

Contact us today to discuss how we can help you stay ahead of the Renters’ Rights Bill.