The private rented sector in Doncaster is significant. With a higher-than-average proportion of privately rented homes across the city — particularly in central areas such as DN1 and DN4 — the arrival of the Renters’ Rights Act 2025 carries real weight for local landlords. Whether you own a single terraced property in Balby or a portfolio of flats near the city centre, the rules have changed and the time to act is now.
The Act has received Royal Assent, and its key provisions are actively coming into force throughout 2026. This guide from Belvoir Doncaster breaks down everything you need to know in plain terms, so you can protect your investment, stay compliant, and continue letting with confidence.
The end of Section 21: What it means for Doncaster landlords
The most talked-about change under the Renters’ Rights Act 2025 is the abolition of Section 21 — commonly known as the “no-fault eviction” notice. This provision allowed landlords to regain possession of a property without having to provide a specific reason, as long as the correct notice period was given.
That option no longer exists.
For landlords across Doncaster, this means every possession case must now be grounded in a specific, legally defined reason. The responsibility falls on you to evidence your case — and to understand which grounds apply to your situation.
The new mandatory grounds under Section 8
Section 8 of the Housing Act 1988 has always provided grounds for possession, but the Renters’ Rights Act 2025 has significantly expanded and strengthened them. Landlords can now seek possession under updated mandatory grounds, including the following:
Selling the property — you can recover possession if you intend to sell, though restrictions apply to how soon after a tenancy begins this can be used.
Moving in a close family member — this ground covers a landlord or a close family member needing to occupy the property as their primary home.
Persistent rent arrears — mandatory grounds for serious or repeated non-payment of rent remain available, with specific thresholds applying.
Notice periods under Section 8 have also been revised. It is essential that Doncaster landlords serve notices correctly, using the prescribed forms and adhering to updated timeframes, or risk having possession claims rejected by the courts.
The national landlord and property portal: What Doncaster landlords need to know
The Renters’ Rights Act introduces a new Private Rented Sector Database, which will be rolled out in a later phase of implementation. Landlords should monitor government guidance so they are ready to register when registration becomes mandatory.
For Doncaster, this creates an important layer of complexity.
How the portal interacts with Doncaster’s selective licensing scheme
Doncaster City Council currently operates a selective licensing scheme covering designated parts of Hexthorpe. These schemes require landlords to hold a valid licence to let privately in those areas.
The new national portal does not replace selective licensing — both obligations will run in parallel. Doncaster landlords with properties in DN1 or DN4 will need to ensure they are registered on the national portal and hold a current selective licence from the council.
Failing to comply with either obligation carries financial penalties. The Act introduces civil penalties of up to £40,000 for serious breaches, including operating without portal registration.
If you are unsure whether your property falls within a selective licensing zone, Belvoir Doncaster can help you check and ensure you are fully covered on both fronts.
Rent increases and the new First-tier Tribunal process
Under the Renters’ Rights Act 2025, landlords can only increase rent once per year, and must do so using a prescribed notice — known as a Section 13 notice. Tenants who believe a proposed increase is above market rate now have the right to challenge it at the First-tier Tribunal (Property Chamber).
Crucially, the Tribunal can only lower or maintain the proposed rent — it cannot set a rent higher than what the landlord has proposed. This gives tenants a meaningful mechanism to dispute increases they consider unfair.
For landlords across Doncaster, the practical implication is clear: rent reviews must be evidenced, reasonable, and in line with the local market. Documenting comparable rental values in areas such as Wheatley, Hexthorpe, and Intake will be important if a challenge arises.
Awaab’s Law: Damp, mould, and your legal obligations
Awaab’s Law — named after two-year-old Awaab Ishak, who died as a result of prolonged exposure to mould in a rented property — has been extended to the private rented sector under the Renters’ Rights Act 2025.
This is not a minor administrative update. It sets strict timescales for landlords to investigate and remedy hazards related to damp and mould.
What the timescales require
Landlords must acknowledge a report of damp or mould within a defined period, begin an investigation promptly, and carry out remedial works within set timeframes. Emergency hazards must be addressed within 24 hours. Serious but non-emergency cases must have repair works started within a short number of days.
Given the age of much of Doncaster’s private rented housing stock — particularly Victorian and inter-war terraced properties found across areas like Balby, Hexthorpe, and Bentley — damp and mould are not uncommon issues. Landlords must have a clear process in place for receiving, logging, and responding to these reports.
Ignoring or delaying a response is no longer a viable option. Non-compliance can result in enforcement action, financial penalties, and reputational damage.
How Belvoir Doncaster helps landlords stay compliant
The cumulative weight of these changes — portal registration, selective licensing, revised possession grounds, rent review rules, and Awaab’s Law — represents a significant administrative and legal responsibility for any landlord.
For portfolio landlords managing multiple properties across Doncaster, the complexity multiplies. For those with just one or two properties, the risk of an inadvertent error is just as real.
Belvoir Doncaster‘s fully managed lettings service is designed to take this burden off your shoulders entirely. From ensuring your properties are registered correctly on the national portal to managing Section 8 notices and rent review documentation, our team stays ahead of legislative changes so you do not have to.
We understand the Doncaster market — the selective licensing zones in DN1 and DN4, the character of the city’s rental stock, and the expectations of tenants across the city’s diverse neighbourhoods.
Protect your investment – act now
The Renters’ Rights Act 2025 is not on the horizon. It is here. Landlords who delay reviewing their compliance position risk penalties, possession delays, and disruption to their rental income.
The good news is that with the right support, navigating these changes is entirely manageable.
Whether you are a first-time landlord in Doncaster or an experienced investor with a growing portfolio, now is the right time to review your position and ensure everything is in order.
Book a free lettings valuation with Belvoir Doncaster today and find out how our fully managed service can protect your investment through every regulatory change ahead. Visit our Doncaster branch or get in touch with our team directly — we are here to help you lead with confidence in 2026 and beyond.
