The Renters’ Rights Act 2025 (“the Act”) has now received Royal Assent and represents one of the most significant changes for private landlords in England in recent years.
Under the Act, ‘no-fault’ evictions under Section 21 of the Housing Act 1988 will be abolished. This change takes effect on 1 May 2026, the official Commencement Date.
Although the reform is not immediate, it sends a clear message: landlords who intend to use Section 21 to regain possession of their properties have limited time to act.
What Happens on 1 May 2026?
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All existing assured shorthold tenancies (ASTs) will automatically convert into Section 4A assured tenancies.
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No new ASTs can be created after this date.
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Landlords will no longer be able to serve Section 21 notices.
How Long Do I Have to Serve a Valid Section 21 Notice?
To rely on Section 21, you must serve a valid notice before the Commencement Date.
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Final deadline: 4:30 pm on Thursday, 30 April 2026 (the last working day before commencement).
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Serving a notice after this date will not be valid
What If Tenants Do Not Leave?
If tenants remain after the notice expires, you must apply to the court for a possession order. The key time limits are:
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Standard rule: Apply within 6 months of serving the notice.
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New back-stop rule: Apply no later than 31 July 2026 (three months after commencement).
For notices served more than two months before expiry, the deadline is the earlier of:
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Four months after the notice expires, or
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Three months after commencement (31 July 2026).
What Happens After Section 21 Ends?
From 1 May 2026, all evictions must rely on Section 8 grounds, such as rent arrears, breach of tenancy, or landlord occupation. Section 8 notice periods will be increased too.
How Can We Help?
Navigating these changes can be complex. If you’re unsure about your options or need assistance with possession proceedings, our team is here to guide you through every step. Get in touch today on 01254606008, contact us by email, or use the online chat below.
