Renters' Rights Act 2025

The Act that abolished Section 21 no-fault eviction from 1 May 2026, moved private tenancies onto a single periodic system, and strengthened tenant protections across England.

Has Section 21 actually been abolished yet?

Yes. Section 21 no-fault eviction was abolished for private tenancies from 1 May 2026, when the relevant provisions of the Renters' Rights Act 2025 came into force. Landlords now have to rely on a specific ground for possession under Section 8 rather than giving notice without a reason.

What happened to my assured shorthold tenancy?

The Act converted assured shorthold tenancies into a single system of periodic assured tenancies, removing fixed terms for most private tenancies. This means tenancies generally continue on a rolling, periodic basis rather than being renewed or ending at a fixed date.

Can my landlord still evict me at all?

Yes, but only using one of the specific grounds for possession set out in Schedule 2 of the Housing Act 1988 as amended, such as rent arrears, wanting to sell the property, or moving in themselves. Some grounds are mandatory, meaning the court must grant possession if the ground is proven, while others are discretionary.

What is the new Private Rented Sector Ombudsman?

A new independent redress scheme created by the Act, which private landlords in England must join. It gives tenants a free route to escalate complaints their landlord has not resolved, without needing to go to court, similar in principle to the Housing Ombudsman for social housing.

Does the Act change anything about deposits or rent increases?

The Act introduces a ban on rental bidding wars, requires landlords to give proper notice before rent increases and lets tenants challenge unjustified increases at the First-tier Tribunal (Property Chamber). It works alongside, rather than replacing, the existing tenancy deposit protection rules.

Does the Act apply to me if I am an excluded occupier, like a lodger?

No. The core protections in the Act, including the end of Section 21 and the new grounds-based system, apply to assured and regulated tenancies in the private rented sector. Excluded occupiers, such as lodgers living with a resident landlord, generally fall outside these protections and have fewer statutory rights.

Renters' Rights Act 2025

Renters' Rights · Glossary

Renters' Rights Act 2025

Last reviewed: August 2026

Renters' Rights track

Renters' Rights Act 2025

is the Act of Parliament that abolished Section 21 no-fault eviction, converted assured shorthold tenancies into periodic tenancies, and introduced new tenant protections including an ombudsman and a property portal.

Where this comes from

— the primary legislation, amending the Housing Act 1988 and related statutes.

gov.uk — Renters' Rights

— the official collection of guidance on the Act as its provisions come into force.

Implementation roadmap

— gov.uk's timetable for when different parts of the Act take effect.

What actually changed

The Act is the biggest shift in private renting law in a generation. Its central change is the abolition of Section 21, the notice that let landlords end a tenancy without giving any reason. From 1 May 2026, every possession claim in the private rented sector must be based on a specific ground under Section 8 — such as rent arrears, the landlord wanting to sell, or the landlord or a close family member wanting to move in. Some grounds are mandatory and some are discretionary, and each carries its own notice period and evidence requirements.

Alongside this, the Act ended fixed-term assured shorthold tenancies for most private lettings, moving tenants onto rolling, periodic tenancies instead. This gives tenants more flexibility to leave with proper notice, while landlords rely on the new grounds-based system rather than a fixed end date to bring a tenancy to a close.

The other protections it introduced

• Private Rented Sector Ombudsman.
• A new free redress scheme landlords must join, giving tenants somewhere to escalate unresolved complaints outside the court system.
• A national database landlords must register with, intended to raise transparency and help enforce standards.
• Landlords and agents can no longer invite or accept offers above the advertised rent, aimed at reducing bidding wars for scarce properties.
• Rent increase controls.
• Landlords must give proper notice of rent increases, and tenants can challenge an unjustified rise at the First-tier Tribunal (Property Chamber).

How it works in practice

Before 1 May 2026, a landlord could serve a Section 21 notice on a tenant without giving any reason, simply because the fixed term was ending or because they wanted the tenant to leave. That route no longer exists.

After the change, the same landlord wanting the tenant to leave — for example, because they intend to sell the property — must serve a notice citing the specific Section 8 ground that applies, give the correct notice period for that ground, and be prepared to prove the ground is genuine if the tenant defends a possession claim. If the ground turns out not to be genuine, the tenant may have grounds to challenge the possession or seek a penalty against the landlord.

• Assuming a Section 21 notice already served still works.
• The implementation roadmap sets out transitional rules; check the current position on gov.uk rather than assuming an old notice remains valid.
• Confusing a periodic tenancy with a lack of protection.
• Moving to periodic terms does not weaken your rights — it removes the fixed end date that previously made a Section 21 notice easier to time.
• Not knowing which ground has been used.
• Read any possession notice carefully to identify the specific Section 8 ground relied on, since this affects the notice period and what the landlord must prove.
• Overlooking the Ombudsman route.
• Many disputes can be raised with the Private Rented Sector Ombudsman first, without needing to go to court.

Frequently asked questions

Sources & further reading

• Renters' Rights Act 2025
• (legislation.gov.uk)
• gov.uk — Renters' Rights
• Implementation roadmap

Dealing with a possession notice or a landlord dispute?

Start My Claim helps you check which rules apply to your tenancy and prepare your next step.

Last reviewed: August 2026.

References checked against the Renters' Rights Act 2025 and gov.uk implementation guidance as published on 5 August 2026.

This page is explanatory only and is not legal advice. Start My Claim is self-service software, not a law firm — its tools help you build and run your own case.