Section 21 no-fault evictions are abolished from 1 May 2026. The last valid Section 21 notice must be served before 4:30pm on 30 April 2026. All existing tenancies convert to periodic assured tenancies on 1 May 2026. Section 8 becomes the only possession route for private landlords.
What Is the Renters Rights Act 2025
The Renters Rights Act 2025 received Royal Assent on 27 October 2025. It is the biggest overhaul of the private rented sector in England in 30 years. The Act fundamentally changes the relationship between landlords and tenants, abolishing the assured shorthold tenancy system that has governed private renting since 1988 and replacing it with a new framework of periodic assured tenancies and strengthened tenant rights.
The bulk of the Act comes into force on 1 May 2026. This single commencement date was chosen deliberately to avoid a two-tier system -- all tenancies, new and existing, move to the new rules on the same day.
The End of Section 21
Section 21 of the Housing Act 1988 allowed landlords to recover possession of their property without giving any reason. It required only that the tenancy had ended or that two months notice had been given. From 1 May 2026 this route is closed permanently. No new Section 21 notices may be served after 4:30pm on 30 April 2026.
Any Section 21 notice correctly served before that deadline remains valid, but the landlord must issue court proceedings by 31 July 2026 -- the earlier of the normal six-month validity period or the long-stop date under the transitional rules. A landlord who serves a valid Section 21 notice on 25 April 2026 and then waits until August to issue proceedings will find the notice has expired and the no-fault route is permanently lost.
What Replaces Section 21
From 1 May 2026, landlords must use Section 8 of the Housing Act 1988 to recover possession. Section 8 requires the landlord to prove at least one of the statutory grounds for possession listed in Schedule 2. The grounds cover situations including rent arrears, antisocial behaviour, the landlord wishing to sell, the landlord or a family member wishing to move in, and serious breach of tenancy obligations.
Unlike Section 21, every Section 8 claim requires a court hearing. The accelerated paperwork-only procedure that existed under Section 21 is abolished. This means possession proceedings will be longer and require more preparation and evidence.
The End of Fixed-Term Tenancies
Assured shorthold tenancies with fixed terms are abolished from 1 May 2026. All existing ASTs automatically convert to assured periodic tenancies rolling month to month. New tenancies granted after 1 May 2026 must be periodic from the outset. A landlord cannot grant a new fixed-term tenancy after that date.
For tenants this means greater security -- you cannot be forced out simply because a fixed term has ended. For landlords it means the end of the fixed-term as a management tool and a greater reliance on the Section 8 grounds framework.
Tenant Notice to Leave
Under the new rules, tenants can end their tenancy at any time by giving two months notice to the landlord. There is no minimum period that must have elapsed first. This gives tenants significant flexibility but means landlords cannot rely on tenants staying for any particular period.
Rent Increases
From 1 May 2026, rent can only be increased once per year, using the formal Section 13 procedure. The landlord must serve a prescribed Form 4A notice specifying the proposed new rent. The increase must be in line with market rents. Tenants have the right to challenge any proposed increase at the First-tier Tribunal if they believe the proposed rent is above market value. The tribunal can reduce the proposed increase. Landlords cannot use informal rent increase clauses in tenancy agreements -- only the Section 13 route is valid.
What Tenants Gain
Security of tenure -- you cannot be evicted without a specific statutory reason being proven in court. Protection from rent increases more than once per year. The right to challenge any proposed rent increase at tribunal. The right to keep a pet unless the landlord has reasonable grounds to refuse and responds within 28 days. Protection from rental discrimination -- landlords cannot refuse tenants on the basis of receipt of benefits or having children. No rental bidding above the advertised asking rent.
What Landlords Must Do Now
If you need to recover possession of your property, decide before 30 April 2026 whether to serve a Section 21 notice while the route remains available. If you serve one, issue court proceedings by 31 July 2026. After 1 May 2026, use only the Section 8 grounds framework. Provide all existing tenants with the government information sheet explaining the changes by 31 May 2026 -- failure to do so risks a civil penalty of up to £7,000. Update tenancy documents, remove any fixed-term clauses, and ensure compliance with the new prescribed forms.