The Renters' Rights Act 2025 is the most significant change to residential landlord–tenant law in England for a generation. This article outlines the structural changes at a high level for general information purposes.
Abolition of Section 21
From 1 May 2026, landlords in England can no longer use Section 21 of the Housing Act 1988 to end a tenancy without giving a reason. All possession proceedings for assured tenancies must now be based on a ground under Section 8.
Transition to periodic tenancies
Fixed-term assured tenancies entered into on or after 1 May 2026 will not be available for new tenancies under standard terms. Tenancies will be periodic from the outset (or transition to periodic on existing fixed terms). The specific transition rules depend on when the tenancy was created — check GOV.UK guidance for your exact situation.
Changes to grounds for possession
Several new and amended grounds for possession were introduced or modified by the Act. Some grounds that previously required a fixed-term contract have been restructured. The required notice periods for certain grounds have also changed.
What this means in practice
If you need to recover possession of your property, you must now:
- Identify a valid Section 8 ground that applies to your situation.
- Check all prerequisites for that ground (deposit protection, prescribed information, licensing, etc.).
- Serve the correct form (Form 3A) with the correct notice period.
- Apply to court only after the notice period has expired.
This article is a general structural overview only. It does not constitute legal advice and may not reflect the latest legislative amendments or court interpretations. Always consult a qualified solicitor and check GOV.UK for current guidance before taking any action.