Renters’ Rights Act 2025

The Renters Reform Bill: What landlords and tenants need to know

The Conservative Party’s 2019 Manifesto pledged to end “no fault evictions”. That commitment is now set to become a reality with the Renters’ Rights Act 2025, which builds on the original Renters (Reform) Bill introduced to Parliament in May 2023. The first phase of the reforms will come into effect on 1st May 2026, fundamentally reshaping the rental landscape in England.

In this article, we look at how these changes will impact landlords and tenants, particularly private landlords seeking to regain possession of their property.

The end of section 21 notices

Under current legislation, most tenancy agreements in the private sector are Assured Shorthold Tenancies (ASTs). These typically start with a fixed term (usually six months), followed by a monthly periodic tenancy, rolling month to month until either party serves notice.

At the end of the fixed term, landlords have been able to serve a Section 21 notice, giving tenants two months to vacate without needing to provide any reason. This has long been referred to as a “no fault eviction”.

From 1 May 2026, Section 21 notices will be abolished.

• ASTs will be replaced with Assured Periodic Tenancies as the standard for both new and existing tenancies
• Tenants will have enhanced security of tenure, meaning they can remain in their home indefinitely unless the landlord can prove valid legal grounds to evict

Landlords will no longer be able to rely on fixed terms or serve notice without justification. Instead, they must follow the Section 8 process, setting out clear grounds for possession.

Strengthening and expanding section 8 grounds

To balance the removal of section 21, the government is expanding the legal grounds under which a landlord can regain possession.

Section 8 notices are used when the landlord has a valid reason to evict a tenant, such as rent arrears or antisocial behaviour. Some grounds are mandatory (the court must grant possession if the ground is met), while others are discretionary.

New and amended grounds under the Renters’ Rights Act:

Ground 1 – Occupation by landlord or family member
Mandatory – 2 months’ notice

A landlord can evict if they (or a close family member) intend to move into the property. If the tenant refuses to vacate, the court must grant possession if it accepts the landlord’s stated intention.

Ground 1A – Sale of property
Mandatory – 2 months’ notice

A landlord intending to sell the property can seek possession. The court must grant possession if satisfied the sale is genuine. However, there are concerns this may become a “backdoor” no-fault eviction route.

Ground 8 (amended) – Repeated rent arrears
Mandatory – 4 weeks’ notice

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

Ground 14 (amended) – Antisocial behaviour
Discretionary – immediate notice

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

Additional changes coming into force on 1 May 2026

Alongside changes to possession procedures, several other tenant-friendly reforms will apply from 1 May:

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

These changes are intended to provide greater stability and fairness for tenants while still allowing landlords to recover their property when justified.

Concerns and potential challenges for landlords

While the reforms are designed to create a fairer rental system, there are concerns among landlords and property professionals.

• Grounds 1 and 1A may be difficult to police, with critics warning they could be misused unless robust enforcement mechanisms are in place
• Court backlogs remain a significant issue. Landlords will now need to issue possession proceedings in virtually all cases where a tenant refuses to leave—placing further pressure on an already stretched legal system
• The government has stated that section 21 will not be abolished until the court system is improved, but it’s unclear how or when these improvements will be implemented

If the courts are not adequately resourced, landlords may face lengthy delays, even in cases involving serious rent arrears or antisocial behaviour.

Preparing for the changes

The government has allowed a lead-in time to help landlords and letting agents prepare for implementation. However, stakeholders are still awaiting detailed guidance and regulations to clarify how the reforms will work in practice.

Osbornes Law will continue to monitor developments and provide expert commentary as further updates are released.

Get Expert Advice on the Renters’ Rights Act

The rental sector is set to bring significant changes to the rental market. If you’re a landlord or tenant, it’s crucial to understand how these reforms may impact you. Osbornes Law have experienced Property Litigation Solicitors who are able to handle all aspects of possession claims. If you have an issue with a tenant, please contact us on 0207 485 8811.

You might also be interested in:

• I am renting from a private landlord and he has asked me to leave the property – what are my rights?
• The Leasehold and Freehold Reform Bill 2024
• The End of Ground Rents