On 1 May 2026, the first major tenancy reforms under the Renters’ Rights Act 2025 changed the private rented sector in England. Section 21 was abolished for affected private assured tenancies, and most existing ASTs became assured periodic tenancies. By October 2026, just over five months have passed. For Leicester landlords, the question is no longer simply “What does this mean?” but “What do I actually do now?”
At Barkers Leicester, we have been working closely with landlords across the city to help them navigate the new rules. Here is what we are seeing on the ground.
From fixed terms to periodic tenancies: the new reality
One of the most significant shifts is the replacement of fixed-term assured shorthold tenancies with assured periodic tenancies for most affected private lettings. There is no predetermined end date. The tenancy continues until it ends through valid tenant notice, an agreed surrender or the applicable legal possession process. A landlord seeking possession must establish a relevant ground and follow the required notice and court procedures; serving a notice alone does not end the tenancy.
For landlords in LE2, including Clarendon Park and Stoneygate, compare the new rules with the actual tenancy history. A tenancy that already continued periodically after its original fixed term may feel familiar in day-to-day management, but possession, rent reviews and documentation still need to follow the current framework. Property value or a tenant’s background does not establish how smoothly the change will work.
For properties in LE4, including Belgrave and Rushey Mead, a structured approach to documentation and rent reviews is equally important. Do not assume the whole postcode is selectively licensed. Leicester’s published selective licensing designations cover parts of Stoneygate, Westcotes, Fosse, Braunstone Park and Rowley Fields, and Saffron. Check the council’s map for the exact address and assess any separate HMO licensing requirements.
The two-month tenant notice right: what it means in practice
For affected assured periodic tenancies, tenants can generally give two months’ written notice without a fixed minimum term. The notice should end on a rent-due day or the day before. A shorter period can be agreed in writing, and existing tenancies may have transitional arrangements, so check the agreement and the current guidance before confirming an end date.
For landlords managing properties in LE5, including Evington and Hamilton, this makes preparation for a tenant’s departure important. Once valid notice is received, confirm the end date, agree to lawful viewing access and plan repairs and marketing. Use current comparable evidence to set the asking rent rather than assuming professional tenant demand guarantees a quick re-let.
Hamilton is outside the city-centre setting of Jubilee Square, so assess the property’s actual transport connections and local amenities. Clear communication can help landlords and tenants plan a move, but occupation or neighbourhood alone does not guarantee reliability or early warning. Apply consistent referencing and affordability checks to every applicant.
The practical takeaway: landlords should now build re-letting timelines into their financial planning and ensure their property is consistently well-maintained so it can be marketed immediately upon notice.
Rent reviews under the new rules
The once-per-year cap and two-months’ notice requirement
For affected assured periodic tenancies, rent can generally be increased only once a year and not during the first year of the tenancy. Use the Section 13 process and the prescribed Form 4A, giving at least two months’ notice and selecting a valid start date. Tenants can refer a proposed increase to the First-tier Tribunal. Check the tenancy’s rent history and any transitional rules before serving notice.
This has prompted many Leicester landlords to be more strategic about when and how they approach rent reviews. Rather than ad hoc adjustments, Barkers Leicester is advising landlords to review rents annually at a fixed point in the tenancy cycle, with increases benchmarked clearly against comparable local market rates.
What are rents doing in Leicester right now?
For an October 2026 review, the latest ONS release shows average monthly private rent across Leicester at £1,023 in August 2026, up 1.6% from August 2025. This city-wide average covers different homes and tenancies; it is not a valuation for a particular property. It also does not substantiate a further 3–5% rise by year-end.
A well-presented two-bedroom home in Clarendon Park or an apartment around the Evington Road corridor should be assessed against comparable local lettings. Condition, energy performance, location and asking rent all influence interest. Use evidence relevant to the individual home, rather than treating the city-wide average as proof that every property will attract competitive demand.
Supply and demand: what compliant landlords should assess
Some landlords may reassess their investments as costs and regulation change, but the Act alone does not prove that Leicester’s rental stock is shrinking. Check current competing listings, achieved rents and enquiry levels in the relevant neighbourhood, whether that is Belgrave in LE4 or Stoneygate in LE2. A property sold to another landlord may also remain in the rented sector.
Reduced supply can affect competition for available homes, but it does not itself create more tenants or guarantee higher rents. Valid EPCs, appropriate gas and electrical safety checks, correct deposit protection and an understanding of tenancy rules remain essential responsibilities. Professional management can support these tasks, while pricing and demand still need property-specific evidence.
This is not the time to step back. It is the time to manage more professionally.
Phase 2 is coming: the PRS Ombudsman
The Act is being implemented in phases. The first tenancy reforms began on 1 May 2026. The government roadmap separates the phased PRS Database rollout from the new PRS Landlord Ombudsman, with mandatory Ombudsman membership expected in 2028. Landlords should monitor the final requirements rather than treating membership as an obligation already in force this October.
The future Ombudsman is intended to give private tenants access to independent redress and will be funded through a charging model confirmed nearer launch. Landlords with properties across LE2, LE4 and LE5 can prepare by keeping clear records and a practical complaints process. Final fees and sign-up requirements should be checked against official guidance before being included as fixed costs.
Barkers Leicester is monitoring the implementation timetable and can help landlords understand how published guidance relates to their property. Keep the future Ombudsman requirements separate from tenancy duties already in force and from existing letting-agent redress arrangements.
What Leicester landlords are doing differently – a practical summary
Reviewing tenancy documentation
For new affected tenancies beginning on or after 1 May 2026, provide the required written information about the tenancy. Existing written agreements did not automatically need replacement; the government Information Sheet generally had to be supplied by 31 May 2026. This October, check your records and address any missed duties. Verify licensing conditions for each property against its actual address.
Planning rent reviews in advance
Set a regular review date, but check that the tenancy is eligible for an increase and that at least a year has passed since the last qualifying increase took effect. Prepare Form 4A with the required notice period and current local evidence. An annual review can also conclude that the rent should remain unchanged.
Strengthening tenant relationships
For affected assured tenancies, a landlord seeking possession must use an applicable statutory ground and follow the legal process. A positive relationship cannot replace those requirements, but responsive maintenance, clear communication and fair dealing can help prevent avoidable disputes. Confirm valid tenant notice and agreed end dates separately from landlord possession procedures.
Engaging professional letting agents
Professional management can help Leicester landlords coordinate rent reviews, records, maintenance and the possession process, whether they own one property or a substantial portfolio. Compare the service offered with your own capacity and responsibilities. Appointing an agent does not remove every duty of ownership, so agree clearly who handles each task.
The bottom line for Leicester landlords
In October 2026, just over five months after the first tenancy reforms, Leicester landlords should focus on practical compliance and realistic planning. ONS recorded modest annual rent growth in August, but future performance varies by property. Review the tenancy records, lawful rent-review procedure, exact licensing position and winter maintenance needs rather than relying on broad market promises.
The Renters’ Rights Act has changed the way affected private tenancies operate. A clear understanding of the rules, good records and responsive management can support a workable letting arrangement, while income and investment returns remain dependent on the property and its costs.
If you are a Leicester landlord – whether you own a single property in Rushey Mead or a portfolio spread across LE2, LE4, and LE5 – Barkers is here to help you manage with confidence under the new rules.
Get in touch with the Barkers Leicester lettings team today to discuss how we can support your portfolio. Whether you need a full tenancy review, advice on rent strategy, or a managed service that keeps you compliant at every step, we are ready to help.
Book a valuation with Barkers Leicester and find out what your property is worth in today’s market – or contact our Leicester branch directly to speak with one of our lettings specialists.
