Issue 4
2025 year in review
As we reach the end of the year, here's a clear summary of the key changes and developments affecting landlords across Yorkshire.
2025 has brought real movement in planning, licensing discussions, and compliance expectations, alongside strong rental demand and a continuing push for high standards in the private rented sector.
Here's what mattered most.
Wakefield: Article 4
Wakefield Council introduced a new Article 4 Direction this year which came into force on 24 October 2025.
This removes permitted development rights for converting a family house (C3) into a small HMO (C4, 3 to 6 people) in several designated areas.
This means:
- Any new HMO conversion in the Article 4 zones now requires full planning permission
- Existing HMOs in lawful use before the Direction are not automatically affected
- Landlords may still wish to secure a Certificate of Lawful Use for long-term peace of mind
Affected areas include parts of Castleford and Wakefield (Agbrigg, College Grove, Lincoln Street, Peterson Road, Smawthorne, and others).
We're always happy to check a property's location against the Article 4 map for you.
Sheffield: selective licensing extension
Sheffield City Council has proposed extending its existing selective licensing scheme for another five years.
At this stage:
- This is not confirmed
- Consultation and evidence-gathering are ongoing
- Final boundaries and start dates have not yet been agreed
- We'll update landlords as soon as a confirmed decision is published by the council.
Sheffield's existing Article 4 Direction for HMOs (in place since 2011) continues to operate as normal.
Licensing and enforcement across Yorkshire
Across Leeds, Wakefield, Barnsley and Rotherham, we've seen:
- More HMO inspections
- Extra scrutiny during licence renewals
- Increased requests for fire alarm and emergency lighting evidence
- Early discussions about potential selective licensing expansions (no confirmed changes yet)
Mandatory HMO licensing (for properties with 5+ people) continues to apply separately from planning/Article 4.
Smoke and carbon monoxide regulations
Whilst legislation hasn't changed since 2022, council enforcement has stepped up. Inspectors have focused on:
- Working smoke alarms on every storey
- CO alarms in any room with a fuel-burning appliance
- Evidence that alarms are tested regularly
Our cleaners continue to log these checks on every visit.
EPC improvement pressure
No EPC reforms were finalised this year, but energy efficiency remains a major theme.
Low-cost improvements that have made the biggest impact include:
- LED lighting
- Draught-proofing
- Heating controls (e.g. TRVs)
- Basic insulation upgrades
We expect EPC discussions to resurface in spring 2026.
Right to Rent and referencing
Digital Right to Rent checks have become the norm across most referencing platforms.
This year saw higher penalties for incorrect checks, so landlords must ensure:
- ID is verified correctly
- Copies are stored securely
- Visa expiry dates are monitored
Our referencing partners remain fully compliant, and all records are safely stored through COHO.
The Yorkshire rental market in 2025
HMOs: High demand across Leeds, Wakefield, and Barnsley, especially for well-maintained, modern houses
Family lets: Consistent demand and quick lets when priced correctly
Rents: Generally stable with slight increases in some postcode pockets
Tenant stays: Longer tenancies where communication and maintenance have been strong
Arena Property: 2025 highlights
It's been a busy and positive year. Some of our highlights include:
- Joining the HMO Network and expanding our support further across Yorkshire
- Partnering with 15 new landlords
- Gaining further qualifications to stay ahead of the curve
- Continuing to build a fantastic team of trusted contractors, we couldn't do it without them
Looking ahead to 2026
Next year we're expecting:
- Confirmed decisions on Sheffield selective licensing
- Potential selective licensing consultations in Wakefield and Barnsley
- Continued Article 4 enforcement
- EPC reform updates
- Phase 1 of the Renters' Rights Bill (from May 2026)
- Strong rental demand heading into spring/summer
Thank you!
If you've been pleased with our service this year, don't forget about our referral reward.
For every landlord you refer who signs up for full management, you'll receive a £100 voucher, or the equivalent donated to a charity of your choice.
Thank you for being with us this year, wishing you a calm end to 2025 and a positive start to 2026.
Jennifer & Sarah