Renters’ Rights Act 2025: What landlords and tenants need to know

Shilpa Mathuradas

Summary

• The Renters’ Rights Act 2025 came into force on 1 May 2026. Section 21 “no-fault” evictions have been abolished and assured shorthold tenancies have been replaced by assured periodic tenancies.
• Landlords must now use section 8 to seek possession, relying on statutory grounds, several of which have been strengthened or added.
• Landlords must give every tenant “The Renters’ Rights Act Information Sheet 2026” on or before 31 May 2026. Failure to do so risks a penalty of up to £7,000.
• Additional reforms apply from 1 May 2026, including limits on rent increases, a ban on discrimination against tenants with children or those on benefits, and a right for tenants to request a pet.

The Renters’ Rights Act 2025 is now in force

The Conservative Party’s 2019 manifesto pledged to end “no-fault evictions”. After years of consultation and successive bills, that pledge became law with the Renters’ Rights Act 2025. The first phase of reforms commenced on 1 May 2026 and has reshaped the rental market in England.

This guide explains how the new system works, what landlords now have to do, and how tenants are protected.

If you served a section 21 notice before 1 May 2026, or you are racing the 31 July 2026 deadline to issue proceedings on an existing notice, see our companion guide: Renters’ Rights Act 2025: what landlords must do now section 21 has been abolished.

The end of section 21 notices

Until 1 May 2026, most private rentals ran as assured shorthold tenancies (ASTs). These started with a fixed term (usually six months), then rolled month to month, and landlords could serve a section 21 notice to recover possession with two months’ notice and no reason given.

From 1 May 2026:

• Section 21 notices can no longer be served
• ASTs have been replaced by assured periodic tenancies as the standard for both new and existing tenancies
• Tenants have enhanced security of tenure and can remain in the property indefinitely unless the landlord proves a valid legal ground to evict

Landlords can no longer rely on a fixed term or serve notice without justification. Possession now runs through section 8 of the Housing Act 1988.

The new landlord obligation: the Information Sheet

Every landlord must give their tenants a copy of “The Renters’ Rights Act Information Sheet 2026”. This is a statutory document explaining how the new rules affect the tenant’s existing tenancy.

• Deadline: on or before 31 May 2026
• Penalty for non-compliance: up to £7,000 per tenancy
• Where to get it: download from gov.uk

If your tenant does not have a written tenancy agreement, or there is no written record of the tenancy’s terms, you must also provide them with certain written information about the tenancy by the same deadline.

If you are unsure whether your paperwork meets the new standard, take advice before the end of the month.

Strengthening and expanding section 8 grounds

To balance the removal of section 21, the Act expands the legal grounds on which a landlord can regain possession. Some grounds are mandatory (the court must grant possession if the ground is established); others are discretionary (the court decides whether possession is reasonable).

Ground 1: occupation by landlord or family member

Mandatory. Two months’ notice.

A landlord can seek possession if they, or a close family member, intend to move into the property. The court must grant possession if it accepts the stated intention.

Ground 1A: sale of property

Mandatory. Two months’ notice.

A landlord intending to sell the property can seek possession. The court must grant possession if satisfied the sale is genuine. Critics have warned this could become a “backdoor” no-fault route, and enforcement against misuse will be important.

Ground 8 (amended): repeated rent arrears

Mandatory. Four weeks’ notice.

If a tenant has been at least two months in arrears on three separate occasions over a three-year period, the landlord can seek possession. This addresses cyclical non-payment.

Ground 14 (amended): antisocial behaviour

Discretionary. Immediate notice.

The definition of antisocial behaviour has been broadened to include conduct “capable of causing nuisance or annoyance”. Landlords can issue proceedings immediately after serving notice.

Other section 8 grounds continue to apply, including grounds covering damage to the property, breach of tenancy terms, and serious rent arrears at the point of hearing.

Existing section 21 notices: the 31 July 2026 cut-off

If you served a valid section 21 notice on your tenant before 1 May 2026, you can still rely on it for a limited window. The last date to issue court proceedings using a pre-commencement section 21 notice is 31 July 2026. After that, the notice is unenforceable and you must restart under section 8.

For the full transitional rules, read our dedicated guide on the section 21 abolition deadlines.

Other changes that took effect on 1 May 2026

Alongside the changes to possession, several tenant-facing reforms now apply:

• Rent increases limited to once per year, with statutory notice required
• Ban on discrimination against tenants with children or those receiving benefits
• Right to request a pet: landlords must consider the request and give a valid reason if refusing

These reforms are designed to add stability for tenants without preventing landlords from recovering their property when justified.

Concerns and practical challenges for landlords

The reforms aim for a fairer rental market, but landlords and property professionals have raised legitimate concerns.

• Misuse of grounds 1 and 1A. Without robust enforcement, “I want to sell” or “I want to move in” could be used as a workaround. The court’s approach to genuine intent will be critical.
• Court capacity. Possession proceedings are now the only route in virtually every disputed case. Existing court delays could lengthen, even in clear arrears or antisocial behaviour cases.
• Documentation burden. The Information Sheet obligation is one of several new compliance steps. Landlords with older or informal tenancies will need to catch up quickly.

Osbornes Law’s property litigation team continues to monitor case law and government guidance as it emerges.

Speak to our property litigation team

If you are a landlord or tenant affected by the Renters’ Rights Act 2025, our property litigation solicitors can advise on possession proceedings, the new section 8 grounds, and your obligations under the Act.

Call us on 020 7485 8811 or contact us online to speak to a member of the team.