The countdown has begun. On 1 May 2026, Section 21 ‘no-fault’ evictions will be abolished across England, marking the most significant transformation of private rental law in over three decades. The Renters’ Rights Act received Royal Assent on 27 October 2025, and landlords now have just months to prepare for a fundamentally different way of operating.
This isn’t just another regulatory tweak. It’s a complete reset of the landlord-tenant relationship, and whether you manage one property or twenty, these changes will affect how you operate, how you protect your investment, and how you plan for the future.
What’s Actually Changing on 1 May 2026
Let’s be clear about what happens on this date. All assured shorthold tenancies will automatically convert into assured periodic tenancies, meaning no new Section 21 notices can be served. Fixed-term tenancies as we know them will cease to exist for residential lettings.
From that moment, every tenancy becomes a rolling contract. Your tenant can leave with two months’ notice at any point. You, however, can only regain possession by using Section 8 grounds and proving your case to a court.
The government has also confirmed that rent increases will be limited to once per year and must be done via Section 13 notice, requiring at least two months’ notice. Rental bidding wars will be banned, meaning you cannot accept offers above your advertised rent.
If you’ve already served a valid Section 21 notice before 1 May 2026, there’s a grace period. You’ll have until two months after the commencement date to apply to court, as long as the notice is still within its six-month validity period. After that window closes, those notices become worthless.
Understanding the New Section 8 Framework
With Section 21 gone, Section 8 becomes your only route to regaining possession. The government has expanded and revised these grounds significantly, and understanding them is now essential.
The key changes include new mandatory grounds that allow you to sell your property or move a family member in, but only after a 12-month protected period. This means when a tenancy begins, you cannot use these grounds for the first year, giving tenants meaningful security.
For landlords who want to sell, Ground 1A permits possession for this purpose, but only after 12 months. For those who need the property for themselves or close family, Ground 1 applies, again only after that initial year.
The reform also introduces stronger tenant protections against misuse of these grounds. If you regain possession to sell but then re-let instead within three months, you could face penalties. Similarly, if you claim you need the property for family occupation but re-let within 12 months, there are consequences.
The distinction between mandatory and discretionary grounds matters enormously. With mandatory grounds, if you prove the ground applies, the court must grant possession. With discretionary grounds, the court considers whether it’s reasonable to evict, taking the tenant’s circumstances into account.
What This Means for Your Letting Strategy
For many landlords, the loss of Section 21 feels like losing your insurance policy. It was the safety net that allowed you to regain possession without lengthy disputes or having to prove fault. Now, you need to think differently.
First, tenant selection becomes more critical than ever. You cannot simply remove a problematic tenant with two months’ notice anymore. Every decision to accept a tenant carries more weight because removing them later will require grounds and potentially court proceedings.
This means tightening your referencing procedures, being more thorough with previous landlord references, and potentially being more selective about who you accept. It’s no longer enough that someone can pay the rent; you need confidence they’ll be a good tenant for the long term.
Second, documentation becomes paramount. If you ever need to use Section 8 grounds for rent arrears, antisocial behaviour, or property damage, you’ll need evidence. Start keeping meticulous records now: dated photographs of property condition, written records of communications, copies of any complaints from neighbours, clear documentation of any breaches.
Third, relationship management matters more. The landlords who thrive under the new system will be those who maintain professional, positive relationships with tenants and respond promptly to maintenance issues. Retaliatory evictions were already illegal, but the new system makes it even more important to handle disputes constructively rather than thinking “I’ll just serve notice.”
Practical Steps to Take Before May 2026
If you’re considering regaining possession of any properties in the next few years, now is the time to act. If you have legitimate grounds to serve a Section 21 notice before 1 May 2026, and you’re confident the tenant won’t challenge it, this may be your last opportunity to use this relatively straightforward process.
However, be aware that there’s likely to be a surge in Section 21 notices in the weeks before the deadline. Courts may face significant backlogs, and tenants are increasingly aware of their rights. Don’t assume it will be quick or simple.
Review your current tenancy agreements and ensure they’re compliant. From 1 May 2026, you’ll need to provide written tenancy agreements to all tenants. If you have verbal agreements, you must provide a written statement of terms by 31 May 2026, or face potential civil penalties.
Consider your long-term plans for each property. If you know you’ll want to sell or move family into a property within the next two years, you might want to either proceed with that now or ensure your next tenant understands there’s a possibility of this (though obviously you can’t secure possession during their first 12 months).
Familiarise yourself with the new Section 8 grounds and the prescribed forms. From 1 May 2026, you’ll need to use the updated Form 3 for Section 8 notices and Form 4A for rent increases. Using the wrong form can invalidate your notice.
The Longer-Term Changes Coming
The abolition of Section 21 is just phase one. Later in 2026, the government will introduce the Private Rented Sector Database, requiring landlords to register themselves and their properties. The exact timeline isn’t confirmed, but it’s expected to begin rolling out regionally from late 2026.
By 2028, landlords will be required to join the new Private Rented Sector Ombudsman scheme, providing tenants with an independent route to resolve disputes without going to court.
Looking further ahead, the Decent Homes Standard will apply to private rentals from 2030, setting minimum requirements for property condition. The EPC C minimum requirement, which has been discussed for years, is also scheduled to apply to all tenancies from 2030.
Court Capacity: The Elephant in the Room
There’s significant concern across the industry about whether the court system can handle the increased volume of Section 8 possession cases. Currently, possession proceedings already face substantial delays. When every landlord needs to use Section 8 instead of Section 21, the system will be under even greater pressure.
The previous Conservative government’s Renters Reform Bill included provisions for court reform before abolishing Section 21. The current legislation does not. This means landlords may face longer waits and higher legal costs when seeking possession, even with legitimate grounds.
This reality makes the strategic decisions even more important. Choosing the right tenant, maintaining your property well, and addressing issues promptly all reduce the likelihood you’ll ever need to use the court system.
Should You Exit the Market?
Some landlords are choosing to sell up rather than navigate the new landscape. That’s a personal decision based on your circumstances, but it’s worth considering carefully rather than reacting emotionally.
The market will continue to need rental properties. Tenants still need homes, and not everyone can or wants to buy. Good landlords who provide quality housing and professional service will still be able to run viable businesses. In fact, as less committed landlords exit, opportunities may increase for those who remain.
However, the days of being a casual landlord are ending. The new system requires more professionalism, better systems, and greater attention to compliance. If you’re not willing or able to step up to that level, it may be time to reconsider.
A New Era of Professionalisation
The abolition of Section 21 is fundamentally about rebalancing the relationship between landlords and tenants. For years, tenants lived with the insecurity that they could lose their home with two months’ notice for any reason or no reason. That insecurity prevented people from truly settling, from complaining about disrepair, from building stable lives.
The new system aims to provide genuine security for tenants while still allowing landlords to regain possession when they have legitimate reasons to do so. It’s not anti-landlord, but it is pro-tenant security.
For landlords, this means adapting to a more professional, relationship-focused approach. The successful landlords in this new era will be those who see themselves as providing a professional service, who maintain quality properties, who select tenants carefully, and who build positive relationships rather than relying on the threat of eviction.
The changes are significant, and the transition will be challenging. But change also brings opportunity. The rental market isn’t going anywhere, and the demand for quality rental housing remains strong. Landlords who embrace the new requirements and adapt their practices will find there’s still a viable, even profitable, future in the private rented sector.
What to Do This Week
- Don’t wait until April 2026 to start preparing. Here’s what you should do now:
- Review every tenancy and decide whether you want to continue with each tenant beyond May 2026. If not, and you have grounds to serve Section 21, consider doing so soon, keeping in mind the court processing times.
- Ensure all your tenancy agreements are in writing and up to date. You’ll need to provide written agreements to all tenants by 31 May 2026.
- Start keeping better records. Photograph property condition, document communications, note any issues promptly.
- Familiarise yourself with the new Section 8 grounds. Understand which ones might apply to your circumstances and what evidence you’d need.
- Consider joining a landlord association or working with a good letting agent who understands the new legislation. The complexity of compliance is increasing, and professional support is becoming more valuable.
- The end of Section 21 is happening. It’s no longer a threat or a possibility; it’s confirmed law with a clear implementation date. The landlords who will thrive are those who accept this reality, prepare thoroughly, and adapt their approach to succeed under the new rules.
- The private rented sector isn’t ending. It’s changing. And with the right preparation and mindset, you can navigate these changes successfully.
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