With the introduction of the Renters’ Rights Act 2025, effective from 1 May 2026, the private rental sector in England is undergoing its most significant reform in decades.
While much focus has been placed on rent increases, equally important are the sweeping changes to evictions and possession rights, particularly the abolition of so-called “no-fault” evictions. For landlords, this represents a shift towards a more structured, evidence-based and legally robust system. For tenants, it delivers increased security and stronger protections.
Key Changes at a Glance
From 1 May 2026:
- Rent increases limited to once per year, with 2 months’ notice
- No rent increase permitted in the first 12 months
- Section 13 notices mandatory for all rent increases
- Section 21 ‘no-fault’ evictions abolished
- All evictions must now be carried out via Section 8 grounds
- Tenancies move to periodic (rolling) agreements by default
- Tenants have greater rights to challenge both rent and eviction
The End of Section 21: A Fundamental Shift
Perhaps the most significant change is the abolition of the Section 21 Notice. Previously, Section 21 allowed landlords to regain possession of a property without providing a reason, typically by giving two months’ notice.
From 1 May 2026:
- Section 21 notices are no longer permitted
- Landlords cannot evict tenants without a valid legal reason
- All possession claims must follow a formal legal process
This marks the end of “no-fault evictions” and fundamentally changes how landlords manage tenancies.
How Landlords Can Now Evict Tenants
From May 2026 onwards, landlords must use a Section 8 Notice, which requires a specific legal ground for possession.
In simple terms:
👉 You can still regain possession—but you must have a valid reason and be able to evidence it.
Common Grounds for Possession (Section 8)
The Renters’ Rights Act expands and strengthens the grounds available to landlords. These broadly fall into two categories:
1. Tenant Fault Grounds
These relate to tenant behaviour or breaches:
- Rent arrears (persistent or serious)
- Anti-social behaviour
- Damage to the property
- Breach of tenancy agreement
These grounds often remain similar to the existing framework but are expected to be more clearly defined and enforceable.
2. Landlord-Led Grounds (No Tenant Fault)
Importantly, the Act still allows landlords to regain possession for legitimate reasons, including:
- Intention to sell the property
- Landlord or close family member moving in
- Major refurbishment or redevelopment
These are typically mandatory grounds, meaning that if proven, the court must grant possession. However, safeguards are in place. For example:
- If evicting to sell, landlords may be restricted from re-letting the property for a period if the sale does not proceed
- Evidence will be required to demonstrate genuine intent
Notice Periods and Legal Process
Unlike the previous Section 21 route, eviction is now more formal and structured. Landlords must:
- Serve a valid Section 8 notice stating the specific ground(s)
- Provide the correct notice period (varies depending on the ground)
- Apply to the court if the tenant does not vacate
- Obtain a possession order before enforcement
This means that, in most cases, eviction will now involve court proceedings, rather than a simple notice period.
Transitional Arrangements
- Section 21 notices served before 1 May 2026 may still proceed, provided they are valid
- After this date, no new Section 21 notices can be issued
This creates a clear cut-off point for the old system.
What This Means for Landlords
The removal of Section 21 significantly changes risk management within lettings:
Greater Emphasis on Tenant Selection
With fewer “easy exit” routes, choosing the right tenant becomes even more critical.
Stronger Documentation Required - Landlords must ensure:
- Full compliance with legal obligations
- Accurate record keeping
- Clear evidence supporting any eviction grounds
Longer Timelines - Evictions may take longer due to:
- Court involvement
- Increased scrutiny
- Tenant rights to challenge
Rent Increases Still Require Careful Handling
Alongside eviction reform, rent increases are now tightly controlled:
- Limited to once per year
- Must reflect true market value
- Require a formal Section 13 notice
- Can be challenged at tribunal
This reinforces the need for a balanced, evidence-based approach.
The Role of a Letting Agent Has Never Been More Important
With both rent increases and evictions now forming part of a regulated legal framework, professional guidance is essential. A good letting agent will:
- Ensure full legal compliance
- Advise on appropriate rent levels
- Handle Section 13 and Section 8 notices correctly
- Provide market evidence for tribunals
- Support landlords through possession proceedings
In short, the margin for error has reduced—and the cost of getting it wrong has increased.
Final Thoughts
The Renters’ Rights Act represents a major rebalancing of the private rental sector. Landlords retain the ability to increase rent and regain possession, but only where:
- The correct legal process is followed
- Decisions are justified and evidence-based
- Tenants are treated fairly and transparently
Those who adapt to this more professionalised environment will continue to perform strongly. Those who rely on informal or outdated practices will increasingly face challenges.
This article has been adapted and expanded from original content provided by Zoopla.
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