The Renters’ Rights Act is set to bring one of the biggest changes to the private rental sector in decades, with Section 21 ‘no fault’ evictions due to be scrapped from 1 May 2026. This means landlords will no longer be able to ask tenants to leave without giving a clear reason. The final date to issue a valid Section 21 notice will be 30 April 2026, after which a completely new system will take over.
Section 21, introduced under the Housing Act 1988, has long allowed landlords to regain possession of their property by giving tenants at least two months’ notice in writing. Importantly, landlords have not needed to explain why they want the tenancy to end, which is why it has often been referred to as a “no fault” eviction process. However, strict rules apply when serving this notice, including the use of the correct documentation and meeting legal requirements.
Under the new legislation, Section 21 will be removed entirely. This change forms part of a wider overhaul that replaces assured shorthold tenancies with a new system of periodic tenancies. Instead of fixed-term agreements, all tenancies will roll on a month-by-month basis, giving tenants more flexibility and security in their housing arrangements.
The government’s main reason for removing Section 21 is to improve tenant protection. Many renters have felt unable to challenge poor property conditions or unfair rent increases due to the risk of being asked to leave without warning. By ending no fault evictions, tenants are expected to feel more confident in raising concerns without fear of losing their home.
At the same time, this marks a significant shift for landlords. The ability to end a tenancy quickly and without explanation has been a key part of managing rental properties. Without it, landlords will need to rely on a different legal route if they wish to regain possession.
This is where Section 8 of the Housing Act 1988 comes in. From May 2026, landlords must use Section 8 to evict tenants, which requires them to provide a valid legal reason, known as a “ground for possession”. These grounds have been expanded and updated under the Renters’ Rights Act to reflect a wider range of circumstances.
One of the key additions is a new mandatory ground that allows landlords to reclaim their property if they intend to sell it. However, this comes with stricter rules. Landlords will need to give four months’ notice, and they cannot serve this notice within the first year of the tenancy. In addition, once they have used this ground, they will not be able to re-let the property for a set period.
Changes have also been made to rent arrears rules. Previously, tenants could face eviction if they were two months behind on rent. Under the new system, this threshold increases to three months, both at the time of notice and during court proceedings. While this offers more protection to tenants, it may also mean longer waiting times for landlords dealing with non-payment.
There are also new grounds designed for specific situations, such as student accommodation. For example, landlords of student HMOs will have a dedicated ground to regain possession in order to re-let the property to new students for the next academic year.
Alongside these changes, the move to periodic tenancies will significantly alter how rental agreements work. Tenants will no longer be tied into long fixed contracts and can leave with notice at any point. While this provides flexibility for renters, it may also lead to shorter tenancy periods and more frequent turnover for landlords.
For now, Section 21 remains in place until the new rules officially begin. Landlords can still serve valid notices, provided they follow the current legal requirements. However, once the new law takes effect, any attempt to use Section 21 will be invalid and could result in financial penalties.
There are also transitional arrangements for notices served before the deadline. In some cases, landlords may still proceed with possession claims after the new rules come into force, provided the notice was issued correctly and within the allowed timeframe. However, these cases will be subject to strict deadlines and conditions.
Overall, the abolition of Section 21 represents a major turning point in the rental market. It aims to create a fairer balance between landlords and tenants, giving renters greater stability while introducing more structured rules for property owners.
For landlords, adapting to these changes will be essential. Those who already maintain their properties well, keep clear records, and build positive relationships with tenants are likely to find the transition smoother. For others, it may require a rethink of how they manage their properties and assess potential tenants.
As the private rented sector adjusts to this new framework, both landlords and tenants will need to understand their rights and responsibilities more clearly than ever before.
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