The Renters’ Rights Act 2025 came into force on 1 May 2026, bringing the most significant changes to private renting in England in nearly four decades. The headline measure is the abolition of Section 21 “no-fault” evictions. But the Act goes much further than that — and practitioners advising landlords, tenants, investors or managing agents need to understand what has changed and what is still to come.
This article sets out the key changes now in effect, the transitional rules for existing possession claims, and the practical points that solicitors and property professionals should have on their radar.
Why It Matters
This is a landmark shift for housing law in England. It affects solicitors advising on residential landlord and tenant matters, conveyancers acting on buy-to-let transactions, property litigation teams, managing agents, and any firm with private landlord or tenant clients. The changes also have significant implications for lenders, insurers and property investors assessing risk in the private rented sector.
What Has Changed From 1 May 2026
The End of Section 21
Private landlords in England can no longer serve a Section 21 notice to recover possession. Every possession claim must now be made under Section 8 of the Housing Act 1988, which requires the landlord to specify and prove a ground for possession.
This means landlords must demonstrate a valid reason to end a tenancy. Grounds include selling the property, moving in, rent arrears, and antisocial behaviour. Some grounds are mandatory — meaning the court must grant possession if they are made out — while others are discretionary, leaving it to the judge to decide whether an order is reasonable.
Fixed-Term Tenancies Abolished
All private tenancies in England are now periodic. They roll on from month to month (or week to week) with no fixed end date. Tenants can give two months’ notice to end a tenancy at any time. This applies to all existing and new tenancies from 1 May 2026.
Rent Increase Restrictions
Landlords may only increase rent once per year and must follow the statutory procedure. Tenants can challenge any increase they consider excessive by applying to the First-tier Tribunal (Property Chamber). Bidding wars are now banned — landlords cannot accept offers above the advertised rent.
Upfront Payments Capped
Landlords can no longer require more than one month’s rent in advance. This sits alongside the existing deposit cap introduced by the Tenant Fees Act 2019.
Discrimination Prohibited
It is now unlawful to refuse a tenancy because a prospective tenant receives benefits or has children. Landlords and agents who discriminate on these grounds face enforcement action and financial penalties.
Pets Must Be Considered
Tenants have a new right to request permission to keep a pet. Landlords must give the request reasonable consideration and can only refuse on legitimate grounds.
Transitional Provisions: Existing Section 21 Notices
Practitioners should note the transitional rules carefully. Where a landlord served a valid Section 21 notice before 1 May 2026, court proceedings can still be issued — but only until 31 July 2026. After that date, the Section 21 route closes entirely, and the landlord must rely on the Section 8 grounds.
Possession claims already before the courts on 1 May 2026 will continue to be processed under the old rules.
This creates a narrow window. Solicitors acting for landlords who served Section 21 notices before commencement should ensure proceedings are issued promptly and well before the July deadline.
Repossession Under the New Regime
The government has published detailed guidance on repossessing privately rented property after 1 May 2026. All possession claims must now use Form 3A. The notice must set out the ground relied upon and the reasons the landlord believes it applies. An incomplete or inaccurate notice risks the claim being dismissed.
Deposit protection compliance remains a prerequisite for most grounds. Landlords must show that the deposit was placed in a government-approved scheme, that the scheme’s requirements were met, and that the tenant received the prescribed information. The only exceptions are grounds 7A and 14, which relate to antisocial behaviour.
Court fees for a possession claim are currently £404. Landlords can use the Possession Claim Online Service for rent arrears claims or the paper-based process for other grounds.
Enforcement and Penalties
Local authorities now have expanded enforcement powers under the Act. Penalties for non-compliance can reach £40,000. Councils have received additional funding to investigate breaches and take action against rogue landlords.
The government has signalled that the courts will also be digitalised further to speed up possession hearings and improve access to justice for both landlords and tenants.
What Comes Next: Phase 2
The changes in force from 1 May 2026 represent phase one. Further measures are expected from late 2026 onwards. These include a new Private Rented Sector Database — a register of all landlords and rental properties in England, rolled out area by area. A Private Rented Sector Ombudsman will offer a free complaints resolution service as an alternative to court proceedings.
The government has also confirmed plans to extend Awaab’s Law to private rentals, introduce a Decent Homes Standard for the sector by 2035, and require all privately rented homes to meet an EPC rating of C or above by 2030.
Practical Considerations for Practitioners
For solicitors, the immediate priorities are clear. Firms with landlord clients should be reviewing existing tenancy arrangements and advising on the new grounds for possession. Conveyancers acting on buy-to-let purchases should ensure clients understand the changed regulatory landscape. Litigation teams should be preparing for a shift in possession work from Section 21 to Section 8 claims, with a greater emphasis on evidence and compliance.
Tenant-side practitioners should familiarise themselves with the new protections available to their clients, particularly around rent increases and discrimination.
The transitional period will generate its own work. Managing the July 2026 deadline for outstanding Section 21 notices, advising on deposit protection compliance, and navigating the new Form 3A requirements will all require close attention.
This article is for general information purposes and does not constitute legal advice. Readers should seek independent legal advice on matters affecting their specific circumstances.