Renters' Rights Act: How Yorkshire’s landlords are reacting as a new law reshapes the housing market

The new law, which cleared Parliament last month, abolishes Section 21 “no-fault” evictions and introduces a national register for landlords. It has been described by ministers as a major step towards fairness for tenants, but across Yorkshire, many landlords say it’s deepening uncertainty in an already strained rental market. Some see opportunity in adapting; others see no option but to sell up.

Natalie Anfield, director of Betto Accommodation S ervices in Hull owns 18 properties and manages around 60 as serviced accommodation. A couple of years ago she began to shift towards short-term lets when rising mortgage rates began to squeeze returns and it’s a part of the business she’s keen to grow.

“In some properties, the rent coming in was barely covering the expenses,” she says. “That’s when we decided to move into serviced accommodation. The revenue can be three or four times higher than a standard tenancy - and there’s more flexibility and control.”

Her company now offers both long-term and short-term options and it also advises other landlords who are unsure about the changing rules.

“A lot of them just don’t have the knowledge,” Natalie says. “Everybody’s flapping - they don’t know what’s happening or when. I always say, get around people who know what they’re doing. Knowledge is key.”

According to Natalie, the reforms are manageable for professional landlords with a larger portfolio. “If you’re a competent landlord who looks after your houses, your tenants and your paperwork, I don’t think it affects you that much,” she says.

“But for people with only one or two properties, the new costs and registration fees could push them out.”

Dave Peterson, organiser of last weekend’s inaugural Hull Property Trade Show, says there are opportunities for landlords who stay in the game. “Landlords are leaving the market in droves, driven by uncertainty, rising costs and regulatory pressure.

"But this also creates opportunities, especially for local people who want to invest in Hull and keep the pound circulating in our community,” he says.

However, some have had enough. The Hull landlord, who has rented homes for nearly 50 years and asked not to be named, has already begun scaling down. He has shrunk his city centre portfolio from 60 apartments to 34 and is planning to sell off the rest too.

He disagrees with the latest changes, particularly the abolition of Section 21. “Eviction really is an absolute last call,” he says.

“If you’ve got a good tenant you want to keep them. We’ve got one tenant who’s been in arrears for two years. We’ve worked with him, but he just can’t afford the property.

"We’ve had to serve Section 21, but once that’s gone, it’ll take forever to get possession. The courts are already gridlocked. They say they’ll sort them out but if you believe that, you’ll believe anything.”

He says the strain is compounded by other pressures, from energy efficiency (EPC) upgrades to anti-money laundering checks. “People talk as if landlords are sitting back making easy money. Not up here. It’s risk, effort and regulation, and there’s not much sympathy for that.”

He says many others are leaving the sector too. “The more people exit, the fewer homes there are to rent. It’s supply and demand - rents go up,” he says. “And when you push good landlords out, it opens the door to people who aren’t as scrupulous.”

But while some landlords are retreating, others are delegating. A York-based professional who owns a single property in Malton says he turned to Blenkin & Co in York for a full management service from the start six months ago.

“I just said to them, this is what I want to earn, can you deal with everything?” he says. “They handled it all, from the valuation to finding tenants.

"I couldn’t tell you all the changes in the legislation, but they deal with it and I get what I need out of it.”

That hands-off approach is becoming more common, says Richard Waterton, of Blenkin & Co Lettings in York. “I’m hearing from landlords almost daily who are genuinely worried about staying compliant,” he says.

“The pace of legislative change is unsettling. Many feel left in the dark about what’s coming next or how to prepare. It’s no longer just about managing property; it’s about navigating a legal minefield.”

Property professionals agree that the success of the new law will depend on how it’s implemented.

Linda Taylor, director of Linda Taylor eXp in East Yorkshire, says: “By removing no-fault evictions and introducing more secure tenancies, the law shifts the balance back towards stability for tenants.”

She adds: “It must be supported by clear guidance, timely enforcement and measures that protect housing supply.”