The Renters’ Rights Act for Landlords

Section 21 has gone. Here’s what replaced it, and what it means for your property.

On 1 May 2026 the private rented sector changed more than it has in thirty years. Section 21 — the no-fault eviction route landlords had relied on since 1988 — was abolished outright. Fixed-term tenancies ended. Rent increases now follow a different procedure, and several things landlords used to do routinely are now unlawful.

If you own a rental property and you have not looked at this properly yet, you are operating under rules that no longer exist. This page covers what actually changed, what you can and cannot do now, and what is still to come.

What changed on 1 May 2026

Every tenancy became periodic

Assured shorthold tenancies no longer exist. Existing ones converted automatically on 1 May — you did not need to do anything, and neither did your tenant. There are no fixed terms any more.

Section 21 was abolished

No new Section 21 notice can be served. To regain possession you now need a ground under Section 8, and you need to be able to prove it in court.

Tenants can leave from day one

There is no minimum term binding a tenant any more. They can give two months’ notice at any point, including the week they move in.

Rent increases follow one route

One prescribed notice, once in any twelve-month period, with at least two months before the new rent applies. Old rent review clauses no longer override this.

Rental bidding is banned

You must advertise a stated rent and cannot invite or accept offers above it. Letting two applicants bid against each other is unlawful.

Blanket bans are unlawful

You cannot refuse tenants outright because they claim benefits or have children. Every applicant is assessed individually on affordability.

How you regain possession now

Ground 1 — you or a close family member want to move in. Four months’ notice, and not within the first twelve months of the tenancy.
Ground 1A — you are selling the property. Four months’ notice, and again not within the first twelve months.
Ground 8 — serious rent arrears. Four weeks’ notice, and the arrears must reach three months both when you serve the notice and on the day of the hearing.
Ground 6 — redevelopment. Four months’ notice. In every case the court cannot grant possession if the deposit was not properly protected.

What you can no longer do

Serve a Section 21 notice

The no-fault route is closed. Possession now requires a ground, evidence, and an attended court hearing rather than the old paper process.

Invite rental bidding

Advertise a rent and let it. Encouraging offers above the advertised figure is now unlawful.

Refuse benefit claimants or children

Blanket bans are prohibited. Assess every applicant individually on whether they can afford the rent.

Refuse a pet without good reason

A tenant can request permission to keep a pet and you have 28 days to respond. You can still say no, but you need a genuine reason.

Take large sums of rent in advance

You cannot take rent before the agreement is signed, and once it is, you are limited to one month.

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Frequently asked questions

Do I need to issue new tenancy agreements?

No. Existing tenancies converted automatically on 1 May 2026. Your old agreement still exists, but any terms that conflict with the new rules — fixed terms, rent review clauses — no longer apply.