✓ The Renters’ Rights Act is now in force. Section 21 is abolished. Are you compliant?
Renters' Rights Act Explained (Now in Force): The Complete Guide for England Landlords (2026)
Published: May 2026 | Reading time: 8 minutes | Category: Renters’ Rights Act
The Renters’ Rights Act is now in force as of 1 May 2026. It is the biggest overhaul of England’s private rented sector in a generation — and it affects every landlord in England, whether you own one property or fifty. This guide explains exactly what has changed, why it matters, and what you need to do now.
Key takeaways (read this first)
- Section 21 abolished: The last valid Section 21 notice had to be served by 30th April 2026. It no longer exists.
- All tenancies have converted automatically: Every tenancy in England is now periodic.
- Information sheet deadline – 31st May 2026: You must send every existing tenant the government’s official information sheet.
- Rent increases now strictly regulated: Once per 12 months, minimum 2 months’ notice, Section 13 / Form 4A only.
- Section 8 is now the only possession route.
Blanket bans are now unlawful: ‘No DSS’, ‘no pets’ and ‘no children’ policies are illegal.
Important: This article covers England only
The Renters’ Rights Act is an England-only law. Housing legislation is devolved, meaning the other UK nations have their own entirely separate frameworks:
Scotland — abolished no-fault evictions in December 2017 via the Private Residential Tenancy. Different rules, different tribunal process. See: mygov.scot/private-residential-tenancy
Wales — replaced Section 21 with Section 173 notices (6 months’ notice) under the Renting Homes (Wales) Act 2022. Different contract law applies. See: gov.wales/housing-law-changed-renting-homes
Northern Ireland — no equivalent reform yet in place. Landlords can still end periodic tenancies without reason with correct written notice. See: nidirect.gov.uk/information-and-services/housing
If you own property in Scotland, Wales or Northern Ireland, please consult the relevant national guidance rather than this article.
What is the Renters’ Rights Act?
The Renters’ Rights Act is legislation passed by Parliament in 2024 and now in force as of 1st May 2026. It replaces the assured shorthold tenancy framework under the Housing Act 1988 with a new system designed to give tenants greater security and landlords clearer, more structured routes to possession when they genuinely need their property back.
The Act does not mean you cannot evict tenants. It means the process has changed. You can still regain possession for legitimate reasons. It now goes through the correct Section 8 grounds rather than the previous no-fault route.
Think of it as a change in process rather than the removal of your rights as a landlord.
The government’s official guidance is available on GOV.UK. It is worth bookmarking for reference.
The six biggest changes and what they mean for you:
1. Section 21 is gone
The previous no-fault eviction notice, Section 21, was abolished on 1st May 2026. Any notice served on or after that date is invalid. If you served a valid Section 21 notice before the deadline, court proceedings can still continue, but only if issued by 31st July 2026.
From now on, if you need possession, you must use the Section 8 process.
2. All tenancies are now periodic
From 1st May 2026, all assured shorthold tenancies automatically converted to the new periodic tenancy system. This applies whether the tenancy was fixed-term or periodic before that date.
You do not need to issue new agreements or ask tenants to sign anything. The change happens automatically by law.
In practical terms, you can no longer rely on a fixed end date to recover possession. If you want the property back, you must use a valid Section 8 ground.
3. You must send the government information sheet
Every landlord in England must send their existing tenants the government’s official information sheet by 31st May 2026. This is a statutory requirement.
For any new tenancy starting on or after 1st May 2026, the information sheet must be provided at the start of the tenancy.
Failure to provide the document can affect your ability to rely on certain Section 8 grounds. This is a simple requirement, but one that must be completed correctly.
4. Rent increases now follow a strict process
From 1st May 2026, rent can only be increased once every 12 months. You must give at least 2 months’ written notice and use the Section 13 process, specifically Form 4A.
A rent review clause in your tenancy agreement on its own is no longer sufficient for unilateral increases.
If you and your tenant agree a new rent voluntarily, that is still allowed. However, any increase imposed by the landlord must follow the statutory process. Tenants also have the right to challenge increases at the First-tier Tribunal if they believe the proposed rent is above market level.
5. Blanket bans are now unlawful
You can no longer refuse a tenant solely because they receive benefits, have children, or request to keep a pet.
Blanket policies such as ‘no DSS’, ‘no pets’ or ‘no children’ are now unlawful.
Pet requests must be considered individually and responded to in writing within 4 weeks. You may still refuse a specific request on reasonable grounds, but you cannot apply a blanket restriction. You can also require appropriate pet insurance as a condition of consent.
6. Rent bidding wars are banned
When advertising a property, you must state a fixed asking rent. You cannot invite or encourage offers above that figure.
If a tenant voluntarily offers more than the advertised rent without prompting, you may accept it. However, you must not create or encourage a bidding process.
This applies whether you advertise the property yourself or through a letting agent acting on your behalf.
Before you continue — download the key landlord deadlines
Takes 30 seconds. Instant download.
The Section 8 grounds. Your New Route to Possession
Section 8 is now the only route to possession for landlords in England. It allows you to regain your property where you have a valid legal reason.
The grounds fall into two categories. Mandatory grounds, where the court must grant possession if proven, and Discretionary grounds, where the court decides based on the circumstances.
Below are the grounds most landlords are likely to use.
Section 8 requires a specific legal reason for possession — and you must be able to prove it if challenged.
Ground 8
Mandatory
Tenant owes at least 3 months’ rent. Court must grant possession if proven.
Ground 1
Mandatory
Landlord or close family member needs to move in. 4 months’ notice required. Cannot be used in the first 12 months of a tenancy.
Ground 1A
Mandatory
Landlord intends to sell the property. 4 months’ notice. Cannot be used in the first 12 months. You cannot re-let for 16 months after possession.
Ground 6
Mandatory
Major redevelopment works required. Evidence of works or planning permission is needed.
Ground 14
Discretionary
Anti-social behaviour by the tenant or visitors. Court decides based on evidence.
Ground 17
Discretionary
Tenancy obtained through false information or deception.
Key dates and numbers
These are the figures that matter. Bookmark this section.
Date / figure:
What it is:
1st May 2026
The Act is now in force. All tenancies have converted automatically.
30th April 2026
Last date Section 21 notices could be validly served.
31st May 2026
Deadline to send the government information sheet to existing tenants.
31st July 2026
Last date to begin court proceedings on a valid pre-existing Section 21 notice.
£7,000
Maximum fine for non-compliance.
3 months
Rent arrears threshold for Ground 8 possession.
4 months
Notice period for Grounds 1, 1A and 6.
12 months
Protected period before Grounds 1 or 1A can be used.
16 months
Re-letting restriction after using Ground 1A.
2 months
Minimum notice period for rent increases.
12 months
Minimum gap between rent increases.
4 weeks
Time limit to respond to a tenant’s pet request.
What has not changed
Amidst all the changes, it is important to be clear about what has stayed the same.
Your right to charge market rent has not changed. The Act controls how and when you increase rent, not the level itself.
Your right to regain possession where you have a valid reason has not changed. The route is now Section 8, but the principle remains the same.
Deposit protection rules, right to rent checks, gas safety, electrical safety requirements and EPC obligations are all unaffected by this Act.
HMO licensing requirements are unchanged.
You can still choose to use a letting agent, manage the property yourself, or use a property management company.
You can still agree a fixed-term tenancy with a tenant if you wish. After the fixed term ends, the tenancy will continue on a periodic basis.
What about existing tenancies?
All existing tenancies automatically converted to the new periodic system on 1st May 2026. This applies regardless of when the tenancy was originally signed.
There is no transitional period and no opt-out. The change applies to every private tenancy in England.
If you had a fixed-term tenancy due to end after 1st May 2026, it no longer ends in the way it previously would have. The tenancy continues on a rolling basis.
You can no longer ask a tenant to leave simply because the fixed term has ended. You must rely on a valid Section 8 ground.
If you were planning to use Section 21 to regain possession, that needed to be done before 1st May 2026. Any remaining situations should be reviewed carefully, particularly if court action is involved.
When to consult a solicitor
You do not need a solicitor for most of what this Act requires. However, you should seek specialist advice before taking action if any of the following apply:
- You have a Section 21 notice that was in progress before 1st May 2026
- You have a tenant in significant rent arrears
- You intend to sell the property or move back in within the next 12 months
- You have a fixed-term tenancy that was due to end shortly after the new rules came into force
A specialist landlord solicitor consultation typically costs between £100 and £200. Compared to fines of up to £7,000 or the cost of a failed possession claim, it is a sensible investment.
Common myths
Myth: I cannot evict tenants any more
False. You can still regain possession where you have a valid legal reason. Ground 8 remains a mandatory route for serious rent arrears, and other grounds still apply.
Myth: My tenancy agreement is no longer valid
Not correct. Your tenancy agreement remains legally binding. The Act changes the framework around it, not the agreement itself.
Myth: I cannot sell my property with a tenant in place
You can. Ground 1A allows you to regain possession in order to sell, subject to notice periods and restrictions.
Myth: Tenants can stay forever
No. Tenants can still leave by giving notice, and landlords can still regain possession using the correct legal grounds.
Myth: This applies across the whole UK
No. The Renters’ Rights Act applies to England only. Scotland and Wales already operate under different systems.
Your action list
If you do nothing else, do these in order:
- Review your current tenancies. Check for arrears, ongoing issues, or any need for possession in the next 12 months.
- Confirm that any Section 21 matters were dealt with before 1st May 2026. If not, reassess your position under Section 8.
- Prepare and send the government information sheet to all existing tenants before 31st May 2026.
- Review your tenancy agreements and understand how the move to periodic tenancies affects you.
- Update your rent increase process to use Section 13 and Form 4A correctly.
- Remove any blanket restrictions in your advertising or tenant selection process.
- Familiarise yourself with the Section 8 grounds most relevant to your properties.
- If anything is complex or time-sensitive, take professional advice before acting.
Ready to get compliant?
The England Landlord Compliance Toolkit turns this guide into a step by step system you can follow. Templates, checklists and trackers included so you can act with confidence.
Get the full landlord compliance toolkit
Everything you need after 1st May 2026 — in one place.
- 40-point compliance checklist
- Information sheet delivery log
- Section 8 quick reference guide
- Rent increase letter template
- Pet request response templates
- Key landlord deadlines calendar
Instant access. Download and use today.
A NOTE ON THIS ARTICLE
This article is guidance only and not formal legal advice. The Landlord Brief aims to translate complex legislation into plain English — but every landlord’s situation is different.
If you have tenants in rent arrears, a possession case in progress, or a complex tenancy arrangement, we strongly recommend speaking to a specialist landlord solicitor before acting.