Many of the changes the Renters’ Rights Act has brought in were the subject of years of discussion, debate and discourse, with landlords either opting to meet the new standards required by the legal framework, have sold their homes or are working with experienced agents.

However, the Private Rented Sector Landlord Ombudsman part of the law has yet to be implemented, and the expectation is that it will come into effect at some point in 2028.

Despite this, there are ways in which you can prepare for its implementation ahead of time, as well as what you should expect from the new scheme as soon as it is brought into effect.

With that in mind, here are some of the most frequently asked questions about the landlord ombudsman and how we can help you get ready for it.

What Is The Landlord Ombudsman Scheme?

An ombudsman is any official mediator who works on behalf of people or organisations to 

resolve complaints, and a landlord ombudsman works on behalf of either tenants, landlords or both to mediate disputes and provide binding resolutions.

Already a legal requirement for housing associations and local authorities, with a similar property redress scheme for letting agents, landlords will need to belong to the Private Rented Sector Landlord Ombudsman service once the scheme is in place.

Why Is The Landlord Ombudsman Scheme Being Implemented?

The aim of having an ombudsman is to provide tenants with a safe, supportive way to make complaints about their landlord and seek housing advice without resorting to the legal system or risking retribution.

Other parts of the Renters’ Rights Act, such as the removal of “no fault” evictions, were also developed in that mind, but this process is meant to be fairer, more equitable and less adversarial.

The benefit to landlords, besides avoiding the courts, is that there is clarity surrounding what the responsibilities of a landlord or a tenant are to each other, and, like other arbitration and mediation services, will allow for a more constructive discussion which avoids the courts.

It also speeds up the process, avoiding potentially months of bitter legal disputes and both tenants and landlords being left in limbo.

What Are The Implications For Landlords?

Much like how other parts of the Renters’ Rights Act fundamentally change the relationship between landlords and tenants, the landlord ombudsman would change how complaints are managed significantly.

Unlike previous systems which are either entirely based on mutual agreement or court order, the ombudsman could make decisions which are legally binding, with potential civil penalties for non-compliance.

How Will Letting Agents Help You Prepare?

• They will keep you informed about the latest developments in the law, any new requirements and remind you to register for the scheme.
• They will help you evaluate how much responsibility you are undertaking.
• They will provide clear complaint handling procedures to help both you and your tenants.
• They will offer extra support if you are struggling with maintaining compliance.

The post How Will The Planned Landlord Ombudsman Scheme Affect You? appeared first on Moore and York.

Why are rental inventories important?

Rental property inventories are important because they set out both the condition of the property and any fixtures, furniture or appliances that have been included for the tenant. 

They are an essential document and need to be detailed, including both descriptions and photographs to show the condition of the property. This is because they are one of the most important pieces of evidence should there be any dispute about a tenant’s deposit.

In fact, the inventory and your supporting photos or documents will be the first evidence that the Tenancy Deposit Scheme asks for should you have a dispute with one of your tenants about how much of their deposit you are going to return. 

What is included in a rental property inventory?

A thorough property inventory should include:

• A full description of the interior state of each room in the property.
• A full description of all the fixtures and fittings in your property.
• A full description of the exterior of the property, including any outbuildings or garages.
• A list of the appliances and their functionality.
• The outcomes of smoke and carbon monoxide alarm tests.
• How many keys are provided to the tenant(s).
• Meter readings.

If your property is furnished, you also need to include a list of not only the furniture you leave in your property, but also its condition at the start of the tenancy. 

In addition to written descriptions, it is essential to take photographs as part of your inventory. This removes any doubt as to the state of a property when a tenant moves in. 

This might sound like a lot of work, which is why working with independent letting agents who are experienced in managing properties and tenancies is a good idea. Your letting agent can carry out the property inventory for you, taking this task off your list. 

How often should you carry out an inventory at your rental property?

It’s essential that you carry out a thorough inventory before any tenants move into your rental property. This gives you a baseline from which you can assess damage, should any occur, later in the tenancy. 

You will need to carry out a second inventory at the end of a tenancy. However, if you have long-term rental properties you may want to schedule regular check-in inspections at the homes you lease.

Many landlords choose to carry out three-monthly inspections initially, but will often move this to six-monthly if they can see their tenants are taking good care of their property. By setting out the inspection schedule in advance, both you and your tenants can plan accordingly.

Who gets a copy of a rental inventory? 

Both you as the landlord and your tenant will get a copy of the check-in inventory. It is best practice to walk through the property with your new tenant and go through the check-in inventory together, room by room.

This gives you both a chance to discuss what’s included and make sure that it is accurate. While not legally necessary, it is also best to ask your tenant to sign the check-in inventory at this time. You can also counter-sign it to show it was agreed by both parties.

The post When Do Landlords Need To Do Rental Property Inventories? appeared first on Moore and York.

New data published by the Office for National Statistics has revealed how rents have changed, both across regions and in individual local authority areas.

Key findings for May 2026 include:

•       The average monthly rent in England is £1,442
•       The average for the East Midlands is £914
•       The average rate of rent inflation in England was 3.4 per cent
•       The average increase in the East Midlands was 3.7 per cent

What Is The Evidence That Rent Inflation Is Higher In Less Expensive Regions?

These headline figures were subject to some significant regional variations. For instance, the average rent varied from £2,294 in London to £776 in the north east.

A notable pattern was that there has been a levelling up of rents, with these tending to increase more in areas where they are cheaper.

For example, in London rents only rose by two per cent, whereas in the North East they were up by 5.9 per cent.

Similarly, the second most expensive region, the south east (average rent £1,418), saw the second lowest inflation at 2.9 per cent. However, the second cheapest region, Yorkshire and the Humber (£856), only saw the fourth highest increase (4.35 per cent).

This shows that the pattern is a general trend rather than an absolute one, but it does provide a good guide for landlords over what to expect. Not just in terms of the rents they can set now, but also the direction of travel for prices.

How Do Rents Vary In The East Midlands?

A breakdown of different local authority areas in the East Midlands is also a useful guide. For example, those dealing with letting agents in Leicester can understand what constitutes realistic asking prices.

Average rental prices for properties in the region included:

•       £1,024 in both Leicester and neighbouring Oadby & Wigston
•       £955 in Charnwood, which includes Loughborough
•       £1,006 in Nottingham
•       £852 in Derby
•       The local authority in the East Midlands with the highest average rental prices was West Northamptonshire at £1,072

How Does The Latest Rental Data Compare With Last Month?

These figures all show only slight changes from the April data. For example, last month the annual average rent in Leicester was almost identical at £1,025, while Charnwood was slightly lower at £952.

Similarly, the annual percentage increase in the East Midlands was up by 3.8 per cent, just above the English average of 3.5 per cent.

This indicates that rental price inflation has slowed a little in the East Midlands, but it has done so by more in some regions. For instance, in the 12 months to April, the North East again led the way for increases, but at 6.5 per cent, this was 0.6 per cent more than in May.

What this reveals is that if you have a property to rent, you may not be able to charge as much as the national average, but that figure is skewed by higher prices in London and the south east.

At the same time, if current trends persist, you may find you can enjoy the benefits of above-average rent increases when the annual renewal time arrives.

The post How Do East Midlands Rents Compare With Other Regions? appeared first on Moore and York.

In anticipation of the change in law, some landlords have been preparing by evicting tenants. The Guardian recently reported that in the run-up to the legislation coming into effect, the number of requests from landlords to issue no-fault evictions went up significantly. 

Solicitors have reported that four times as many of these last-minute notices were served compared to last year, while Citizen’s Advice Bureau have been helping more tenants than usual with fighting no-fault evictions. 

What is a no-fault eviction and why are they banned?

A no-fault eviction is when a landlord evicts a tenant without a valid reason for doing so. The ban on no-fault evictions, also called Section 21 notices, is designed to protect tenants from being made homeless when they have been good tenants. 

There are still valid legal reasons where a landlord can evict a tenant, which include:

• Unpaid rent or arrears
• Anti-social behaviour
• Wanting to sell the property 

What does the ban on no fault evictions mean for tenants?

The new law means that there will be less risk of homelessness for tenants who, previously, could be evicted without much warning and without anywhere to go. Moving at short notice can also be costly, with deposits and fees to pay, so it will give tenants more financial security.

It will mean more security if tenants need to report repairs or maintenance needed or if there is a hazard in the home, for example, mould or wiring issues. 

The law will mean less disruption and more security for families with young children too. Ultimately, the ban on no-fault evictions gives more power to the tenants while ensuring the landlords can still deal with nuisance and non-paying tenants effectively. 

How does the no-fault eviction ban affect the rental market?

For landlords, the change to eviction notices has already impacted the market. Some landlords have chosen to sell up rather than have to deal with the new legal framework. 

One immediate impact is that there may be fewer rental properties available, meaning rental prices may rise for the tenants moving in. 

The new system requires evidence to support what is called a Section 8 eviction, which can potentially take longer. This means that if a case moves slowly through the court after a tenant refuses to move out, a landlord may be stuck with a non-paying or nuisance tenant.

A solution that property owners have already found is to have a stricter vetting process for renters. With the help of a professional letting service, landlords can reduce the risk of letting a property to a problematic tenant. 

Checks a letting agent can do include:

• Right to Rent, which checks the legal status of a renter
• Credit history, in particular looking for bankruptcy and County Court Judgements
• Employment and income checks
• References from previous landlords or employers

These checks help ensure that the tenant can afford the rent, is legally allowed to rent and is reliable. Employing a letting agent to use their expertise in this service can take the headache out of finding good tenants.

The post How Will No-Fault Evictions Impact The Leicester Rental Market? appeared first on Moore and York.

Recently released house price statistics show that the average property price in the UK was £268,000 for March 2026. In Leicester, the average house price is £233,000, with detached properties fetching an average of £393,000. 

Assessing the market value of your property is often done via an estate agent’s appraisal. A more formal, highly detailed valuation, which might be needed for legal processes such as probate or for a mortgage, might be done by a RICS surveyor. 

However, if you are looking to sell your home, your first port of call is a professional estate agent. They can give you a sound estimate of how much you can get for your home. 

How long will a house valuation take?

The time a valuation takes will largely depend on how big and how many rooms your home has. However, you can expect an experienced estate agent to complete a valuation visit in 15 minutes to an hour.   

What will the estate agent look at in your home?

A professional valuation will take into account the number of rooms and their size, usually measured with a laser distance measurer for speed. They will also look at potential structural issues, damp and general condition.

 They will also assess the quality and newness of fixtures in the bathroom and kitchen, for example. Modernisation, such as underfloor heating or extensions, will also be noted. 

What questions will an estate agent ask?

A valuer will definitely have questions for you, although it is not a test! 

They are likely to ask about freehold or the length of the lease. They might also ask about when repairs and replacements have been done, for example, to the roof, windows, wiring or heating systems. 

Depending on the type of home, they may ask about school catchment areas, which will have an impact on the final value of the home. 

What will be included in an estate agent’s valuation report?

After visiting your property, an estate agent will collate the information and assess it against current market data to ensure your home sells quickly and you get the highest price possible. 

The report produced will include some or all of the following:

• A recommended asking price based on market value
• Details of the property and features
• Similar or comparable properties sold nearby
• Information about the local area, for example, schools
• Suggestions on any improvements that might help your property sell, for example, repainting or small repairs

What should you do to prepare?

There are several ways to prepare for a valuation:

• Simple, easy fix DIY jobs, like fixing door handles or replacing lightbulbs
• Clear the clutter so that the home looks more spacious and at its best if photographs are taken
• Find out important dates of when repairs and replacements were done
• Check the paperwork for leasehold information, any service charges or ground rents
• If you don’t have children, perhaps check what local schools are around

If you are considering selling your Leicestershire home, get in touch with Moore & York to discuss or book an appraisal.

The post What To Expect When Your House Is Valued By An Estate Agent appeared first on Moore and York.

This phase of the Act led to a lot of fundamental changes to how landlords and tenants operate, including:

• Abolishing Section 21 evictions.
• Eliminating almost all fixed-term tenancies in favour of Assured Periodic Tenancies.
• Changing grounds for eviction and possession.
• Only allowing one rent increase per year to the market rate.
• Outlawing rent in advance.
• Banning rental bidding.
• Outlawing discrimination against benefit claimants or parents with children.
• Requiring landlords to consider requests to have a pet in the property.
• Extending enforcement on rent repayment.

There are other aspects of the Act yet to be implemented, but another concern some landlords have is the proposal by some to implement more stringent rent controls to avoid unaffordable rents and people being priced out of places they call home.

They have long been controversial, but could they end up being implemented across Britain? 

To understand the risks and potential benefits for landlords and tenants alike, it is important to know what they are, why they are controversial, and how landlords can prepare for more regulation of their properties.

What Are Rent Controls?

At a broad level, rent controls are any form of regulation of the private rental sector, but they almost always refer specifically to rent price regulations. This is how they are described in Scotland.

Rent controls limit the amount of rent a landlord can charge beyond the typical limitations imposed by the market.

It can either be a strict amount or a freeze at the current rate, with a provision to increase rent subject to inflation. It can also be either a strict freeze or only affect tenants currently living in their property, with new tenants subject to a rent increase.

There are a lot of different ways in which they are implemented, and their effects tend to be localised based on an area’s needs. In some cases, rent controls are strict to stop spiralling rent hikes, whilst in other areas they would be less restrictive in order to avoid the risk of out-of-control rent increases.

Could Rent Controls Be Seen In Britain?

In Scotland, the legal instruments needed to implement rent controls already exist in Scotland as part of the Housing (Scotland) Act 2025, an alternative form of legislation to the Renters’ Rights Act in England and Wales.

Depending on your definition of rent controls, the “once per year up to market rate” provision could be considered a form of rent control, although exactly how much impact it will have in reality remains to be seen.

Rent controls have long been controversial, as whilst they help tenants stay secure in their homes when demand is high but supply is low, they are also believed by economists to cause further falls in supply, causing greater problems for people trying to move into an area.

At worst, it can lead to further fragmentation of the rental market and a two-tier system where people either need to wait for affordable housing or pay a significant premium to enter the market immediately.

The post What Are Rent Controls And How Could They Affect Landlords? appeared first on Moore and York.

As many of you will be aware, practices like no-fault evictions are now banned by law and rent increases are only permitted once per year. There are also new stipulations around notice periods and the process of selecting tenants. 

We’ll run through some of the most important points to be aware of in the first few months of this new legislation. 

If you’re unsure about any of your responsibilities as a landlord, or about any of the changes that have been introduced, speak to your letting agents in Leicester, or wherever you’re based. 

Share the information sheet with your tenants

The government has produced an information sheet about the Renters’ Reform Bill. This needs to be provided to all existing tenants – either as a PDF attached to an email or as a physical letter – by 31 May 2026.

It’s important to note that emailing a link to the PDF that can be found on the government’s website is not sufficient. You need to attach the PDF to the email.

The information sheet explains what the new law means and also how their tenancy agreement will change automatically.

No more fixed-term tenancies

As of 1 May 2026, all existing tenancies will automatically become Assured Periodic Tenancies, which means they have no end date. This means tenants are able to remain in a rental property for as long as they want to, or until a landlord issues an eviction notice.

Tenants have to give you two months’ notice that they want to move out, although shorter notice periods are still valid if they are part of your agreement. 

However, section 21 no-fault evictions are now banned. Instead, if you want to reclaim your property you will need to issue a valid section 8 notice, which means you have to provide a valid reason to want your tenants to move out, such as anti-social behaviour or persistent rent arrears.

If you need your tenants to move out either so that you can move into the property or so that you can sell it, you will need to give them four months’ notice to find somewhere new to live.

It is also important to note that you cannot evict your tenants to move into your property in the first 12 months of their tenancy. 

Any tenant can request to keep a pet

You can no longer stipulate “no pets” as a landlord. Any tenant can request to keep a pet in a rental property and you need to consider the request within 28 days of receiving it. This request must be made in writing and you are not allowed to “unreasonably withhold” consent.

Rent increases are restricted 

As a landlord, you can only increase rents once per year and any increase needs to be in line with market rates. 

You can increase the rent you are charging by issuing a section 13 notice to your tenants two months before the increase will come into force. Tenants also have the ability to challenge any increases they feel are unfair through a tribunal.

Your letting agent will be able to advise you on current market rates to ensure that any increases are fair for both you and your tenants.

The post What You Need To Know About The New Renters’ Reform Act appeared first on Moore and York.

The biggest changes are hopefully not surprises by this point, and many landlords have already checked their existing tenancies and are either ensuring compliance, working with agencies to help them become compliant or are making plans to sell up.

A landlord estate agent can help in this case, whether you plan to sell the house and tenants to another landlord or help you navigate the new laws surrounding evicting tenants.

However, if an election pledge in Scotland is not only met but is adopted in the rest of the United Kingdom, selling a house could itself change, with private renters getting the right of first refusal to buy the house they rent.

What would this mean? Is it likely to happen and affect landlords? And what are the unintended side effects a scheme such as this could have?

What Is The Right Of First Refusal?

As reported by Landlord Today, the Scottish National Party had pledged to introduce a right of first refusal for private renters, but what does this actually mean?

A right of first refusal, at its broadest definition, is a right bound into a contract which gives the holder of the contract the first option to buy or sell an asset on specific terms.

In the context of housing, the right of first refusal is the right of a leaseholder to buy the freehold or superior leasehold of the flat they are in. This is in place to stop landlords from evicting dozens, if not hundreds of people, by selling the building or its land to a third party without warning.

The SNP’s idea of extending this into the rental sector is to grant renters an exclusivity period to buy the property at a “fair market rate”, which is just as nebulous a term here as in the Renters’ Rights Act.

Renters can then either choose to buy at the fair market rate or decline, and the house goes onto the market.

Is This Right Of First Refusal Likely To Happen?

There are several caveats to this pledge. It is an election pledge, so there is no guarantee of when, how or even if it will become law in Scotland.

As well as this, due to the devolved government, even if the right of first refusal were entered into Scottish law, there is no certainty that it would be implemented across the rest of the UK.

The question of whether many renters would be able to take advantage of the system is one that would need to be answered with a much more robust proposal, as if a renter cannot afford to save for a deposit, a period of exclusivity would not necessarily help them get the money in time.

The SNP have also proposed a “First Homes Fund” in the same manifesto, which would part-fund their deposit, but whether that would be enough remains to be seen.

The post Should Tenants Have The Right Of First Refusal On A House? appeared first on Moore and York.

Finding good tenants at the right rental price can be hard work, especially if you are new to the buy-to-let market. 

Laws and regulations for landlords include the Tenant Fees Act 2019, which outlines the fees landlords can charge and the renter reforms expected in 2026. 

The Renters’ Reform Act aims to strengthen protections and make it fairer for tenants. Among other features, the new regulations mean limits on rent increases and changes to rules about no-fault evictions.

Upcoming plans for Energy Performance Certificate changes will involve additional costs for landlords, requiring all rental properties to have a rating of C or above. The government is also considering extending Awaab’s Law, which covers safety, to private rental properties.

The fact that being a landlord is becoming increasingly complicated with a lot of new laws ahead. According to reports, changes to rental rules are forcing some seasoned landlords to consider selling.

How can using an estate agent help?

A residential property agent can take the weight off your shoulders if you are time-poor or are new to the market. Some of the benefits of using an agent to help rent your property are listed below:

• An agent can assist with finding and vetting suitable tenants. This can include any references and credit checks that may be needed for peace of mind.
• They can deal with any search fees, security deposits and keep them safe until needed. 
• A service can include monthly rent collection, and they can chase rent arrears. If a renter becomes a debtor, they can provide expert advice. 
• They can create contracts, including terms and conditions, and ensure they are up-to-date with new rules. 
• If the property needs regular inspections, an agent can provide this, as well as resolve deposit disputes.
• Some services include full management of the property, from advertising for a new tenant through every aspect of the letting process. They would deal with any issues or problems that arise. 
• An agent will have the knowledge and experience to help a new landlord understand and navigate renting regulations. They can help clarify and cut through any red tape that might otherwise trip up a new landlord.

What fees do estate agents take for renting a property?

The fee an estate agent or lettings agent takes for a property covers their administration fees, insurance, taxes and staffing. The actual cost is dependent on the size of the property or number of bedrooms and the expected rental price.

You will also need to decide the level of service you want from the agent. Fees should always be commensurate with the service offered and an agreement should include what happens when a property is unoccupied. 

The estate agent should be experienced and qualified to be able to talk you through options before you make a decision. 

Speak to our highly experienced lettings staff at Moore & York to discuss your property needs.

The post Why Is An Estate Agent Essential For A New Landlord? appeared first on Moore and York.

For the Midlands to be overlooked amid such binary distinctions is more than just an irritation; it ignores the fact that those living in the heart of England have their own interests to consider.

This is as true for the property market as anywhere else. Estate agents in Leicester will not be dealing with property prices up north or down south, but right here.

However, there are some points where it is worth house buyers noting that the Midlands is sometimes right in between the north and south in more than just geography. Right now, that certainly appears to be the case when it comes to house prices.

How Much Do Properties In The East Midlands Cost?

A table of regional house prices published by the Negotiator in mid-February produced a fascinating picture. Based on the combined surveys of institutions like Nationwide, Zoopla and Rightmove, it showed a very stark contrast.

On the one hand, the cheapest region by price was the north-east, then the north-west, followed by Yorkshire and the Humber. At the other end of the scale, London was the most expensive, the south-east next, followed by the East and then the south-west.

This left the Midlands right in the middle in more ways than one. The typical house price in the East Midlands was priced at £285,611 according to Rightmove, but lower than this, at £238,183, according to Nationwide.

Such prices do not represent a huge gap with the north-west or Yorkshire, although the north-east is well down, with only one survey putting the typical price there at over £200,000.

By stark contrast, the average in London is over half a million and, according to Rightmove, an eye-watering £679,000. 

However, these contrasts are only part of the story:

•       The lower prices are the more they have risen, with towns and counties in the north of England and also Scotland seeing the highest increases
•       By contrast, London prices have either fallen or only risen modestly
•       Reduced interest rates, thanks to recent Bank of England rate cuts (three since August 2024), have encouraged the markets more in less expensive areas by increasing affordability

What Are The Local Price Variations In Leicestershire?

The other element that is always important to consider when looking for a property in Leicestershire is local variations, as well as how the average is skewed by changes in different house types, both of which may change to different extents.

For example, according to the Office for National Statistics, the typical house price in Leicester was £226,000 in December 2025.

Not only was this less than the regional average, but the change in price differed too: It was down by 1.4 per cent year-on-year, whereas across the East Midlands as a whole the average was up by 2.4 per cent.

The difference in house type price trends was also notable, with the price of flats in Leicester down 5.3 per cent year-on-year, whereas semi-detached homes stayed static.

What all this shows is that when it comes to discovering property prices in Leicestershire, there is more to it than working out where the Midlands comes in a report on north-south divides.

The post How Is The East Midlands Property Market Performing? appeared first on Moore and York.