Section 21 "no-fault" eviction notices are abolished on 1 May 2026. Every assured shorthold tenancy in England automatically becomes a periodic tenancy. Landlords can no longer end a tenancy without grounds.
14
days remaining
Until 1 May 2026
The Renters' Rights Act 2025 abolishes Section 21 of the Housing Act 1988. This is the biggest change to English tenancy law in over 30 years.
Any Section 21 notice served on or after 1 May 2026 is invalid. Notices served before this date may also be affected depending on the tenancy. You cannot use Section 21 to end a tenancy for any reason.
Every assured shorthold tenancy in England automatically becomes a periodic tenancy. Fixed-term ASTs are abolished for new tenancies. Existing fixed terms roll into periodic tenancies at their end.
To regain possession, you must use Section 8 of the Housing Act 1988 and prove one of the specified grounds. The Renters' Rights Act has updated and added new grounds.
Contractual rent increase clauses in ASTs are no longer valid. All rent increases must use the Section 13 procedure — a formal notice giving at least 2 months' notice, challengeable at tribunal.
A step-by-step preparation checklist for every landlord in England.
Review every tenancy agreement you hold. Any AST that's still in a fixed term will automatically become periodic. You should prepare updated tenancy agreements that reflect the new periodic structure, removing any break clauses or fixed-term provisions.
You can no longer rely on contractual rent review clauses. All future rent increases must use a Section 13 notice — a formal prescribed form giving at least 2 months' notice. Prepare your process now so you can serve correct notices from day one.
Section 8 is now your only route to possession. Understand the mandatory grounds (court must grant) and discretionary grounds (court decides). The Renters' Rights Act has updated notice periods and added new grounds. See our Section 8 guide for full details.
The government-prescribed tenant information leaflet (replacing "How to Rent") must be served to all tenants by 31 May 2026. You cannot serve a valid Section 8 notice without having served this leaflet. Generate it early and get proof of service.
Ensure all deposits are protected in a government-approved scheme and that the prescribed information has been served. Under the new rules, unprotected deposits prevent you from serving valid Section 8 notices.
Notify your landlord insurance provider and mortgage lender about the switch to periodic tenancies. Some policies or mortgage conditions may reference fixed-term ASTs. Update these before 1 May.
The Renters' Rights Act introduces Awaab's Law for private landlords. You need a process for receiving Category 1 hazard reports, investigating within 5 working days, and completing emergency repairs within 7 days.
Non-compliance after 1 May 2026 carries serious financial and legal consequences.
Any Section 21 notice served after 1 May 2026 is automatically void. If you rely on it, the court will dismiss your possession claim and you will bear the costs.
£5,000 potential fineIf you attempt to use Section 21 or serve an incorrect Section 8 notice, your possession claim will fail. You'll face tribunal costs, months of delays, and potential counterclaims from tenants.
£2,000–10,000 in costsTenants can report non-compliant landlords to the local authority. If you haven't served the required leaflet or protected the deposit, tenants can pursue Rent Repayment Orders and compensation claims.
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