The Renters’ Rights Act has brought in the most significant reform of the private rented sector (PRS) in England in a generation. The headline change everyone is talking about — the abolition of Section 21 ‘no fault’ evictions — took effect on 1 May 2026, alongside a package of measures on tenancy length, rent rises, anti-discrimination and pets.
Below is a plain-English guide to what has changed, with full coverage of the Section 8 possession grounds that landlords must now rely on to end a tenancy.
Section 21 ‘no fault’ evictions are gone
Until 1 May 2026, a landlord could end an assured shorthold tenancy without giving any reason at all — they just served a Section 21 notice under the Housing Act 1988 and (if uncontested) obtained a possession order. That route has been abolished.
From 1 May 2026, landlords can only evict a tenant where they have a specific, legally valid reason — known as a possession ground under Section 8 of the Housing Act 1988. The grounds have been reformed and extended to balance landlord and tenant interests.
This change means renters can stay in their property until they end the tenancy themselves, or until a landlord serves a valid notice and obtains a court possession order on one of the grounds below.
Section 8 possession grounds: mandatory grounds
Where the landlord proves a mandatory ground, the court must grant possession (subject to procedure being followed correctly).
- The landlord intends to sell the property
- The landlord intends to move into the property
- The landlord intends to move in members of their family
- Serious rent arrears — landlord can seek possession if the tenant owes at least 2 months of rent
- The landlord requires the property for redevelopment
- Anti-social behaviour — if the tenant has engaged in nuisance or criminal activities
- Tenant has died — someone living in the property is not entitled to take over the tenancy
- Mortgage repossession — the property is being repossessed by a lender due to mortgage default
The grounds for selling, moving in, and moving in family members are new or extended under the Act, designed to give landlords clearer routes to recover their own property where they genuinely need it.
Section 8 possession grounds: discretionary grounds
Where the landlord relies on a discretionary ground, the court may grant possession if it considers it reasonable in all the circumstances.
- Property needed for a minister of religion — the property is considered special housing linked to religious duties, so the landlord can reclaim it if it is required for that purpose
- Breach of tenancy agreement — for example subletting without permission
- Damage to the landlord’s property or neglect by the tenant
- Holiday let — the property was previously used as a genuine holiday let and is needed again for that purpose
- Persistent late payment of rent
- Suitable alternative accommodation available
- Damage to furniture (for furnished properties)
- Property provided because of employment — tenant no longer works for the landlord
- Tenancy obtained by false information — tenant lied to obtain the property
Fixed-term tenancies are also banned
Alongside Section 21 abolition, most new and existing tenancies in the private rented sector are now assured periodic tenancies (“rolling tenancies”). This means there is no fixed end date that automatically terminates a tenancy. Renters can leave by giving notice; landlords can only end the tenancy through a valid Section 8 ground.
Wider Renters’ Rights Act changes (also live from 1 May 2026)
Rent rises
Rent can only be increased once per year, and the landlord must follow a defined legal process: serve the tenant with notice setting out the proposed new rent at least two months before the increase is due to take effect.
Rental bidding banned
Landlords and letting agents must publish a specific price on any written property advertisement. Asking for, encouraging or accepting a higher offer is no longer allowed.
Limits on rent in advance
Landlords can only require up to one month’s rent in advance during the period between signing the tenancy and the tenancy starting. Once the tenancy has begun, no payment can be required before it falls due.
Discrimination against renters with children or on benefits is illegal
Landlords and agents cannot do anything to make a tenant less likely to rent a property because they have children or receive benefits — including withholding availability information, blocking viewings, or refusing to grant a tenancy.
Tenants can request a pet
Landlords must consider and respond to a tenant’s pet request within a set timeframe and must give valid reasons for any refusal.
What landlords need to do by 31 May 2026
For tenancies that started before 1 May 2026, the existing written tenancy agreement does not need to be changed or re-issued. But landlords must send every tenant a copy of the government’s Renters’ Rights Act Information Sheet (digital or paper) by 31 May 2026.
For tenancies that started on or after 1 May 2026, landlords must provide tenants with certain written information about the tenancy — most easily done within a written tenancy agreement.
For tenancies based on a verbal agreement only, landlords must now provide tenants with a written record of specific terms.
What’s still to come
Other elements of the Renters’ Rights Act will land in later phases — including a private rented sector database, a PRS ombudsman, Awaab’s Law (timeframes for landlords to address damp, mould and other hazards), and the Decent Homes Standard applied to private rentals. Private registered providers of social housing are not subject to these changes until 2027.
What this means in practice
For landlords:
- Plan for longer tenant relationships. No more “let the fixed term expire and give two months’ notice”.
- If you need to sell or move in, you can — but you must serve a Section 8 notice on the correct ground and (if uncontested) obtain a court possession order. Get the notice wrong and the application fails.
- Update your processes for rent rises, advance payments, advertisements, and pet requests. The discrimination ban is enforceable from day one.
For tenants:
- You can no longer be evicted at the end of a fixed term for no reason.
- If a landlord serves a Section 8 notice, you have the right to dispute it in court if you believe the ground is not made out.
- Annual rent rises are formalised — you must be given two months’ written notice and the rise can be challenged at the First-tier Tribunal.
How RakLAW can help
Our Civil Litigation team advises both landlords and tenants on the new Section 8 regime — including drafting valid possession notices, defending possession claims, advising on rent disputes, deposit issues, and the new discrimination rules. If you are a landlord facing arrears or anti-social behaviour, or a tenant who has received a Section 8 notice, see our Landlord & Tenant services or book a free 15-minute consultation.
Authoritative source
The Government’s Housing Hub publishes the official landlord-facing summary and updates here: Renting is changing — Housing Hub. Full landlord guidance and Renters’ Rights Act detail are on GOV.UK.
Dates, deadlines and grounds are subject to further change — always confirm the current position on GOV.UK before relying on a specific date or procedure.