🏴 England · Renters' Rights Act 2025
Section 21 has been abolished
Since 1 May 2026 landlords in England can no longer serve a section 21 "no-fault" notice. Tenancies are now rolling (periodic), and to get a property back you need a specific reason — a section 8 ground.
✓ Last checked against official sources: 31 October 2026
Renters' Rights Act 2025: what changed on 1 May 2026
The Renters' Rights Act 2025 received Royal Assent on 27 October 2025. Its main changes started on 1 May 2026 for private landlords in England:
- Section 21 'no-fault' evictions are abolished. No new section 21 notice can be served.
- Assured shorthold tenancies (ASTs) and fixed terms are gone: existing and new tenancies are assured periodic tenancies (rolling month to month or week to week).
- To get possession a landlord must use section 8 with a specific ground (e.g. rent arrears, selling, moving in, antisocial behaviour).
- Rent can only be increased by a section 13 notice, once a year, with two months' notice. Rent review clauses no longer work.
- Tenants can end the tenancy with two months' notice.
- Section 21 notices served before 1 May 2026 only stayed usable if court proceedings were issued by 31 July 2026 (or within six months of service if earlier).
Further phases (landlord database, ombudsman, Decent Homes Standard for private rentals) are being rolled out later; check GOV.UK for dates.
Commentary: https://www.nrla.org.uk/resources/ending-your-tenancy/section-21-and-section-8-notices-served-before-1st-may-2026
Tenancies that started before 1 May 2026
- Existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026; fixed terms ended (except limited transitional cases).
- Rent review clauses stopped working: increases taking effect on or after 1 May 2026 need a section 13 notice.
- Section 21 or section 8 notices served before 1 May 2026 lapsed if no court claim was made by 31 July 2026.
- Landlords had to give existing tenants the Government's Information Sheet by 31 May 2026.
If you missed any of these, take steps now: serve the Information Sheet late, and use the new section 8 process for possession.
Commentary: https://www.nrla.org.uk/resources/renters-rights/existing-tenancies-renters-rights-act
Official sources
General information on the law in England, not legal advice. Never assume a claim will succeed — for court action, speak to a qualified professional.