Renters' Rights Act 2025
Section 21 no-fault eviction is ABOLISHED
From 1 May 2026 landlords in England can only regain possession using a valid Section 8 ground. Here's what changed.
Old system vs new system
Before
Fixed-term ASTs (6/12 months)
Section 21: 2 months, no reason needed
Rent review clauses in contracts
Rental bidding allowed
'No DSS' / no children adverts
From 1 May 2026
All tenancies periodic (rolling)
Section 8 only, with a valid ground
Section 13 notice only, once a year
Ask a price; can't accept more than advertised
Blanket bans on benefits/children illegal
27 Oct 2025
Royal Assent
1 May 2026
Section 21 ends; periodic tenancies; new grounds
2026
PRS Database rollout
Later
Landlord Ombudsman & Decent Homes Standard
Dates as announced — check Gov.uk for commencement updates.
Section 8 grounds & notice periods
| Ground | Reason | Notice | Notes |
|---|---|---|---|
| Ground 1 | Landlord or close family moving in | 4 months | Not in first 12 months of tenancy |
| Ground 1A | Landlord selling the property | 4 months | Not in first 12 months; can't re-let for 12 months after |
| Ground 6 | Redevelopment | 4 months | Mandatory, conditions apply |
| Ground 8 | Serious rent arrears — 3 months (13 weeks) owed | 4 weeks | Arrears must exist at notice and hearing |
| Ground 10 / 11 | Any arrears / persistent late payment | 4 weeks | Discretionary |
| Ground 14 | Anti-social behaviour | Immediate | Proceedings can start straight away |
| Ground 7A | Serious criminal / ASB conviction | Immediate – 4 weeks | Mandatory |
Eviction flow chart
Rent increases — Section 13 only
- Once per year, using a Section 13 notice with at least 2 months' notice.
- Must be to market rent. Rent review clauses no longer valid.
- Tenant can challenge at the First-tier Tribunal; the tribunal can't raise rent above what you asked.
New bans & duties
Rental bidding banned — you can't accept offers above the advertised rent
No blanket bans on tenants receiving benefits or with children
Tenants can request a pet — you can't unreasonably refuse
Landlords must join the new PRS Ombudsman
Register landlords and properties on the PRS Database