Renters' Rights Act: Should Harrogate Landlords Switch to Short Lets?

The short answer

Since 1 May 2026, the Renters' Rights Act has made long letting in England more open-ended: section 21 has gone, tenancies roll on with no end date, and getting a property back takes longer. Holiday lets and short lets sit outside the Act. For many Harrogate landlords, that makes a well-run short let worth a serious look, as long as the switch is made at the right moment and in the right way.

What changed for landlords on 1 May 2026

• No more section 21. 'No-fault' evictions have ended. To get a property back you now need a specific legal ground under section 8.
• Tenancies are periodic. Existing assured shorthold tenancies became open-ended periodic tenancies. Tenants can leave on two months' notice; landlords can't simply end them at a fixed date.
• Rent reviews are once a year. Increases go through a section 13 notice, once every 12 months, and tenants can challenge them at a tribunal.
• Selling or moving back in takes longer. Ground 1A (selling) and Ground 1 (you or family moving in) need four months' notice and can't be used in the first 12 months of a tenancy.
• More is on the way. A private rented sector database, a landlord ombudsman and a Decent Homes Standard for private rentals are being phased in.

None of this makes long letting a bad choice, and plenty of good landlords will carry on. But it does mean less flexibility, and for owners who may want the property back for themselves, their family or a sale, that flexibility has real value.

Why short lets are outside the Act

The Act covers assured tenancies, where someone lives in a property as their home. Holiday and short-term lets are stays for a specific leisure or work trip, so they fall outside it. With a short let there is no tenancy to end: guests book dates, check out, and the calendar stays in your control.

That is also why many owners like it. You can block out dates for yourself whenever you want, sell with vacant possession without a long notice period, or move the property back to a long let later if your plans change.

How to make the switch the right way

The good news is that most landlords can switch without any legal process at all. The simplest moments to move to a short let are:

• Your tenant decides to move on and gives notice.
• You and your tenant agree to end the tenancy, properly documented.
• The property is already empty, between tenancies or just after a refurbishment.

If your tenant has just given notice, see our guide to what to do when a tenant is leaving.

The Act's selling and moving-in grounds (Grounds 1 and 1A) are designed for landlords who genuinely want to sell or live in the property, and they come with a 12-month restriction on re-letting, so they aren't the route for a switch. Planning around a natural break in the tenancy is quicker and cleaner anyway.

That's where we come in. Tell us when your property is likely to come free and we'll plan the whole changeover around that date, with photos, furnishing, safety checks and listings all ready, so your home starts earning from the day it's empty. If anything about your tenancy is unusual, a quick word with a letting solicitor is worthwhile, and we're always happy to talk through the practical side.

How the numbers compare in Harrogate

Harrogate is one of the strongest short let markets in the north of England. It welcomes more than three million visitors a year, and demand comes from far more than holidaymakers: conferences at the Harrogate Convention Centre, trade fairs and the Great Yorkshire Show, NHS and contractor stays, relocations and weekend breaks.

A well-presented home in HG1 or HG2 can earn noticeably more as a professionally managed short let than on a standard tenancy, though income moves with the seasons. We cover the head-to-head in more detail in Holiday Let vs Long Let in Harrogate. For a figure for your own home, our free income estimator gives a month-by-month forecast and a full profit and loss in about a minute.

On tax, since April 2025 short lets and long lets are taxed on the same basis, so the decision simply comes down to which earns more and gives you more control, and that's where a well-run short let shines. Our guide to holiday let tax changes explains the detail.

Other things to check before you switch

• Planning. Most homes in Harrogate can be let short-term without planning permission, but it depends on the property and how it's used. See Do I need planning permission for a holiday let?
• Council tax or business rates. A holiday let available for 140+ nights and let for 70+ can move to business rates. See council tax and business rates for holiday lets
• Insurance. You'll need a policy written for holiday or short lets rather than a standard landlord policy.
• Safety. Fire risk assessment, gas safety certificate, electrical checks and smoke and carbon monoxide alarms, which we help every owner put in place.
• Registration. England's short-term let register is due to launch in March 2027. See what Harrogate owners need to know

How we help landlords make the move

We manage 20 homes across Harrogate and have hosted more than 5,000 nights with 1,500+ five-star reviews. When a landlord switches to us, we handle the whole transition: a professional photo shoot and rendered floor plan, furnishing advice, safety set-up, listings on Airbnb, Booking.com and 60+ other channels, smart pricing, in-house cleaning and linen, and guest care around the clock.

Our fee is 15% of the revenue your property earns, with no VAT added, plus a one-off £500 set-up fee. Cleaning is paid by guests, and you can stay in your own home whenever you like. Find out more on our Airbnb management page, or send us your details and we'll be in touch.

Written by Youcef Scott, founder of Short Stay Harrogate. Last updated September 2026.