The Renters’ Rights Act 2025 received Royal Assent on 27th October 2025, with its first phase taking effect on 1st May 2026. The Act is the most substantial change to the assured tenancy regime since the Housing Act 1988 and reshapes how landlords let, manage, and recover possession of residential property in England.
This piece sets out the position as it now stands for private landlords and the practical points that follow from it.
The end of Section 21
The headline change is the abolition of Section 21 of the Housing Act 1988. From 1st May, no new Section 21 notices can be served. The route that allowed a landlord to end an assured shorthold tenancy without specifying a reason has been removed entirely.
Section 21 notices validly served before 1st May 2026 remain capable of being progressed, but only within the transitional window set out in the Act. Beyond that window, any possession claim must proceed under Section 8.
All tenancies are now periodic
The Act has converted existing assured shorthold tenancies into assured periodic tenancies. Fixed-term tenancies are no longer available for new assured tenancies, and rolling monthly periodic tenancies have become the only structure. Existing fixed-term ASTs converted automatically on 1st May 2026.
A tenant can terminate the tenancy at any time by giving two months’ notice. A landlord can only end a tenancy by serving a valid Section 8 notice on one or more of the statutory grounds set out in Schedule 2 to the Housing Act 1988 as amended.
The Section 8 grounds have changed
Section 8 itself has been substantially revised. The grounds for possession have been amended, with some existing grounds modified and several new grounds added. Two of the more material changes for private landlords are the introduction of Ground 1A and the revision of Ground 8.
Ground 1A is a new mandatory ground allowing possession where the landlord intends to sell the property. The notice period is four months, and the ground cannot be used within the first twelve months of the tenancy. A landlord relying on Ground 1A is subject to a restricted period during which the property cannot be re-let or marketed for letting. Doing so may constitute an offence and attract a financial penalty.
Ground 8, the principal rent arrears ground, has been tightened. The required level of arrears has increased from two months to three months at the date of the notice, and the notice period has been extended from two weeks to four weeks. The arrears must remain at the threshold at the date of the court hearing for the ground to succeed.
Ground 14, covering antisocial behaviour, has been broadened to capture conduct capable of causing nuisance or annoyance, with possession proceedings available immediately on notice.
A landlord may rely on more than one ground in a single Section 8 notice, which can be useful where rent arrears coincide with another breach. Each ground must be stated clearly and supported by evidence.
Form, service, and procedure
Landlords must use the prescribed Form 3A for Section 8 notices served on or after 1st May 2026. A notice in the wrong form, with insufficient particulars, or served improperly may be defective and require the process to be restarted. Where the matter proceeds to court, the landlord will need to demonstrate that the ground relied on is made out and, for discretionary grounds, that it is reasonable for the court to order possession.
The Information Sheet requirement
The Act requires landlords with existing tenancies to provide tenants with a Government-published Information Sheet explaining the changes. The deadline for providing it to tenants who held a tenancy on 1st May 2026 was 31st May 2026. A failure to comply can give rise to a civil penalty of up to £7,000 imposed by the local authority.
Practical implications
The Act does not stop landlords from recovering possession, but it requires a different approach. Possession decisions now need to be planned around statutory grounds, evidence, longer notice periods, and the restrictions on re-letting that apply to certain grounds. The window between identifying an issue and recovering possession is longer, and the procedural margin for error is narrower.
For landlords managing arrears, this places greater weight on early intervention and on accurate documentary records. For landlords planning to sell or take occupation, the timing of any notice and the implications of the restricted period need to be considered before any step is taken.
Speak to Ai Law today
Ai Law acts for buy-to-let landlords, companies, and trusts on residential property matters, including possession proceedings, rent arrears recovery, and landlord and tenant disputes. The firm acts for UK-based and overseas landlords. To discuss a possession question or wider landlord position under the new regime, please contact a member of our team today.