Private renting in the UK is about to undergo significant change. From 1 May 2026, the Renters’ Rights Act 2025 will introduce a series of reforms designed to give tenants greater security in their homes. For landlords it is essential to understand how these changes will affect you, what steps you need to take to stay compliant, and how to avoid unnecessary fines while maintaining positive relationships with your tenant.
What is the Renters’ Rights Act 2025
The Renters’ Rights Act 2025 has been introduced to change how private renting works in England. Put simply, it is designed to:
- help tenants feel secure in their homes, and
- raise standards across the private rented sector
If you are a landlord, these changes will affect how you manage your properties, your tenancies, and how (and when) you can regain possession. This article explains the key changes you need to be aware of, including the end of Section 21 and what it means.
Section 21 has gone – what does this means for landlords?
Until now, Section 21 allowed landlords to regain possession of a property let under an Assured Shorthold Tenancy (AST) without giving a reason, provided the notice was valid.
From 1 May 2026, this will no longer be possible. Section 21 has been abolished. Going forward, landlords will only be able to evict a tenant if they have a valid legal reason, and the process must be carried out under Section 8 of the Housing Act 1988.
How does Section 8 work now?
Section 8 sets out the legal grounds on which a landlord can seek possession of their property. With Section 21 gone, this is now the only route available, so it’s important to understand how it works.
The Section 8 grounds fall into two categories:
- Mandatory grounds – if the ground is proven, the Court must grant possession.
- Discretionary grounds – the Court will decide whether it is reasonable to make an Order for Possession
Key Section 8 grounds landlords should be aware of
The updated grounds cover a wide range of situations. Some of the most relevant for private landlords include:
- Ground 1 – The landlord or a close family member needs to move into the property (two months’ notice required; cannot be used in the first 12 months of a tenancy)
- Ground 1A – The landlord intends to sell the property (four months’ notice required; cannot be used in the first 12 months of a tenancy)
- Ground 6 – The landlord need possession to redevelop or substantially refurbish the property (four months’ notice required)
- Ground 7A – Serious antisocial or criminal behaviour (no notice required; a landlord can apply straight to Court, although an Order for Possession cannot be made within 14 days of notice being given)
- Ground 8 – Serious rent arrears (four weeks’ notice required)
In most cases, the process will involve serving a Section 8 notice, waiting for the notice period to expire, and then applying to Court if the tenant does not leave. For some grounds, the landlord can apply directly to Court. There is no longer an accelerated possession process, so Court proceedings will apply in all cases. If you’re unsure which ground applies to your situation, or you want to make sure you follow the correct process, getting advice early can help avoid costly delays. Our property disputes team can help with any queries you have.
Other important changes landlords need to be aware of
The changes coming into force on 1 May 2026 go beyond possession. Here are some of the other key rules landlords should know about.
Rent changes
- Rent can only be increased once a year, and must be done using a Section 13 notice, with at least two months’ notice.
- Tenants can challenge rent increases they believe are above market rent at the First-Tier Tribunal.
- Fixed-term tenancies are being removed.
- Existing ASTS will automatically become rolling tenancies
- Tenants can now end their tenancy by giving two months’ notice
- Rent bidding is banned
- Any rent review clauses in tenancy agreements will no longer apply, including those linked to inflation (such as Retail Price Index or Consumer Price Index).
Other key rules
- Tenants have the right to ask to keep a pet. Landlords must respond within 28 days and cannot unreasonably refuse
- Landlords cannot ask for more than one month’s rent in advance before a tenancy starts
- Refusing tenants because they receive benefits or have children is now illegal
- Some possession grounds, such as selling the property or moving back in, cannot be used during the first 12 months of a tenancy.
Telling tenants about the changes
Landlords must inform all existing tenants about the new rules. This is by providing the government’s Information Sheet, which explains how the Renters’ Rights Act affects their tenancy. All existing tenants must receive this by 31 May 2026. Failing to do so results in fines of up to £7,000. If you have tenancies that agreed verbally before 1 May 2026, you do not need to give the Information Sheet, but you must still provide written details of the key terms of the tenancy.
What should landlords do now?
To prepare for the changes you should:
- Review your tenancy agreements and remove fixed-term provisions and rent review clauses.
- Check rent levels across your portfolio.
- Make sure you have the Information Sheet ready to send between the 1and 31May 2026.
- Be aware that 30 April 2026 is the last day a Section 21 notice can be served. To rely upon any existing Section 21 Notices, Court proceedings must be issued by 31July 2026 or they will become invalid
- Check that all safety certificates (such as gas and electricity), EPCs and deposit protection records are fully up to date.
Comment
Whether you are managing one property or a wider portfolio, the Renters’ Rights Act 2025 represents a major shift for landlords. Taking the time to understand the changes now can help you stay compliant, avoid unnecessary penalties and manage your tenancies with confidence. Our solicitors support landlords in resolving disputes and navigating the legal issues that arise throughout a tenancy. We take the time to understand your position and provide clear, commercially focused advice, so you can make informed decisions and proceed with confidence.
How can we help?
Paula Haverkamp is a Senior Associate and Litigation Executive in our Dispute Resolution team, specialising in landlord and tenant matters and property disputes. For further information in relation to the subjects discussed in this article, please contact Paula or another member of our team in Derby, Leicester, or Nottingham on 0800 024 1976 or via our online form.
If this article relates to a specific case/cases, please note that the facts of this case/cases are correct at the time of writing.