🏴󠁧󠁢󠁥󠁮󠁧󠁿 England · in force from 1 May 2026

Renters' Rights Act 2025: what landlords in England need to know

Section 21 has gone, tenancies roll month to month, and getting a property back now needs a section 8 ground. Here's every change that matters to you, in plain English — and Wala can apply it to your property, free.

✓ Checked against official sources on 31 October 2026. These changes apply in England — Wales, Scotland and Northern Ireland have their own rules (ask Wala).

Section 21 has been abolished

Since 1 May 2026 landlords in England can no longer serve a section 21 "no-fault" notice. Tenancies are now rolling (periodic), and to get a property back you need a specific reason — a section 8 ground.

The new section 8 possession rules

Every possession claim now uses section 8 with one or more grounds. The form, the grounds and the notice periods matter — mistakes are the main reason claims fail.

Rent arrears: Grounds 8, 10 and 11

Ground 8 is mandatory but needs at least three months' rent owed (13 weeks if paid weekly). Grounds 10 and 11 are discretionary and can be used earlier — you don't always have to wait for three months.

Selling a tenanted property

You can sell with the tenant in place, or use Ground 1A to get possession to sell — with four months' notice that can't end in the first 12 months of the tenancy, and a strict no-re-letting period afterwards.

Moving back in (you or family)

Ground 1 lets you take the property back for you or close family to live in — with four months' notice that can't end in the first 12 months. Re-letting too soon or misusing it can mean penalties of up to £40,000.

Rent increases and section 13

Rent can only go up through a section 13 notice (Form 4A), once a year, with two months' notice. Rent review clauses in agreements no longer work, and tenants can challenge an increase at the tribunal.

Tenancy agreements and the Information Sheet

Fixed terms are gone and all tenancies are periodic. New tenants need a written statement of terms; existing tenants had to be given the government's Information Sheet by 31 May 2026. Tenants can leave with two months' notice.

Pets, rental bidding and other new duties

Tenants can ask to keep a pet and you can't unreasonably refuse. Rental bidding is banned, rent in advance is capped at one month, and "No DSS" or "no children" rules are now unlawful.

Coming later — not in force yet

Further parts of the Act, such as the private rented sector landlord database, a landlord ombudsman and the Decent Homes Standard for private rentals, are being brought in in later phases. Don't act on them until they start — Wala will tell you when they do, and the dates will appear on GOV.UK.

General information on the law in England, not legal advice. For court action or complex disputes, speak to a qualified professional — Wala can put you in touch.