A major change is coming to the private rental sector in England – and landlords across York need to be ready. The government’s plan to abolish Section 21, often called the “no-fault eviction” notice, is set to shake up how landlords manage tenancies, regain possession, and protect their income.
If you’re a landlord in York or thinking about investing in the city’s rental market, now is the time to understand what this change means for you. More importantly, it’s time to take action to make sure your property remains profitable, compliant and stress-free to manage.
What is Section 21 and why is it being abolished?
Section 21 of the Housing Act 1988 allows landlords to evict tenants with two months’ notice, without giving a reason, once a fixed-term tenancy has ended. It has long been a tool used to regain possession quickly and without the need to prove fault.
However, critics argue it creates instability for tenants. The government’s Renters Reform Bill aims to make the rental market fairer by giving tenants more security and removing the fear of being evicted without cause.
Under the proposed reforms:
- Section 21 will be removed
- All tenancies will become periodic by default
- Landlords will need a valid reason under Section 8 to end a tenancy
These changes are now progressing through Parliament, with implementation expected to begin in 2025.
How will this affect landlords in York?
York’s rental market is already competitive and fast-moving. Properties let quickly, demand from tenants is high, and rental yields are strong.
Rightmove’s latest Rental Price Tracker shows that rents in Yorkshire and the Humber have increased by 9.3% year-on-year, with average monthly rents in York now sitting at around £1,100. Zoopla also reports that rental supply is failing to keep up with demand, keeping pressure on pricing.
For landlords, this means opportunities – but also more responsibility. With Section 21 scrapped, landlords will no longer be able to ask tenants to leave at the end of a tenancy without cause. Instead, they will need to:
- Rely on specific legal grounds to evict (e.g. rent arrears, anti-social behaviour, wanting to sell)
- Prove those grounds with evidence
- Potentially engage in longer notice periods and legal processes
Letting property in York is still a smart investment – but it needs a smarter approach.
Key challenges landlords now face
Without Section 21, landlords in York will need to plan for a new way of managing tenancies. Here are some of the main challenges you could face:
1. Reduced flexibility
You won’t be able to regain possession simply because you want to. You must have a valid Section 8 ground, which could be contested by the tenant.
2. Longer possession timelines
Depending on the reason for ending the tenancy, notice periods could be up to 6 months, and court action might be required.
3. Higher admin and legal risk
Your tenancy agreements, notices, and documentation need to be watertight. Mistakes could cost you time and money.
4. Risk of income loss
If a tenant stops paying rent or refuses to leave, the delay in gaining possession could affect your bottom line.
These risks are not insurmountable. But they do highlight the importance of professional management, robust systems, and tenant selection.
Need expert advice on how to adapt to Section 21 reform? Speak to our lettings team today.
Smart ways to stay protected as a landlord in York
York is still one of the UK’s most attractive cities for rental investment. With its strong student population, tourism, growing tech sector, and excellent transport links, demand will remain high. But in a post-Section 21 landscape, landlords must shift focus to protection.
Here’s how you can future-proof your property:
1. Use full tenant referencing and professional inventories
This gives you clear evidence if issues arise. It’s your first line of defence if you need to serve notice under Section 8.
2. Keep tenancy documentation up to date
Ensure your tenancy agreements reflect the latest legal requirements. Provide all compliance documents (EPC, gas safety, How to Rent guide) at the right time.
3. Build strong tenant relationships
A well-managed property and open communication reduce the chances of disputes. Happy tenants are more likely to cooperate if issues arise.
4. Act fast on arrears or breaches
Don’t delay. If a tenant falls behind or breaks terms, record everything and take action early. Timely notice and clear evidence are essential.
5. Use a trusted, experienced letting agent
Navigating legal grounds, evidence, and court procedures is complex. A local agent with experience can protect your interests and handle the process correctly.
6. Consider Guaranteed Rent for maximum security
Guaranteed Rent is the ultimate buffer. You get paid every month, no matter what.
Why Guaranteed Rent matters more than ever
With the removal of Section 21, landlords lose a key safety net. But there is an alternative that offers even more certainty: Northwood York’s Guaranteed Rent scheme.
What it is:
- A contract between you and Northwood, where we become your tenant
- We guarantee your rent, regardless of whether the property is occupied or the tenant pays
- You get fixed income, no voids, no arrears, and no surprises
Why it works in a post-reform world:
- You don’t need to worry about notice periods or possession delays – we take on the legal and management burden
- You avoid the cost of legal proceedings, eviction delays, or damage disputes
- It offers peace of mind for time-poor, remote, or first-time landlords
Many York landlords are switching to this model to protect their investment.
Want to explore Guaranteed Rent for your property?
What are the new grounds for possession?
Landlords will still be able to regain possession under certain legal conditions. These include:
- Rent arrears: Typically two months or more
- Anti-social behaviour
- Breach of tenancy terms
- Landlord selling the property
- Landlord or close family member moving in
Each ground has specific evidence and notice period requirements. It’s vital to follow the correct legal process to avoid delays or dismissal.
Letting in York: risk or opportunity?
While some headlines around Section 21 reform may sound alarming, York remains a landlord-friendly market.
Why York still makes sense for investors:
- High tenant demand from students, professionals, and families
- Low rental stock pushing up rents
- Good yields, especially in suburbs like Acomb, Heworth, and Clifton
- Steady capital growth, particularly in period properties and city-centre flats
But it’s no longer enough to rely on traditional models. Success now comes from being prepared, compliant and proactive.
We’re helping landlords across York adapt to these changes – whether by improving their tenancy management, switching to full lettings support, or choosing Guaranteed Rent.
Final thoughts: stay informed, stay profitable
The end of Section 21 marks a big shift, but it doesn’t mean the end of successful letting. With the right advice, the right systems, and the right agent on your side, you can continue to earn reliable income and grow your portfolio.
Northwood York is here to help you navigate the changes with confidence. Whether you’re looking to rent out your first property, grow your investments, or simplify management, our expert team can guide you through.
Don’t wait until the law changes. Protect your income now.
Book a free rental valuation today and see how much your property could earn.
