As part of the significant changes brought about by the Renters’ Rights Act 2025, the government has confirmed that Section 21 “no-fault” evictions will be eliminated in England on May 1, 2026. This will alter the legal environment for both landlords and tenants and is one of the biggest reforms to the private rented sector (PRS) in decades.
What Is Changing on 1 May 2026
Section 21 notices will no longer exist.
All tenancies become assured periodic tenancies.
Landlords must use updated legal grounds for eviction.
Rent increases limited to once per year.
Tenants gain stronger protections against unfair eviction.
Local authorities will have expanded enforcement powers.
Contact Adam Bernard Solicitors today for expert landlord & tenant legal advice.
Abolition of Section 21
Landlords will no longer be able to use a Section 21 notice to evict renters as of May 1, 2026. Due to the no-fault eviction rule, all evictions in the future must be based on legally recognised grounds that are backed by documentation and complying procedures .
End of Assured Shorthold Tenancies
There will be a phase-out of assured shorthold tenancies (ASTs). In order to create an open-ended tenancy model and provide renters with more long-term housing stability, all PRS leases will transition into assured periodic tenancies.
Two-Month Notice for Tenants
The new approach will give tenants choice and transparency by allowing them to terminate their lease with two months’ notice.
Reformed Grounds for Possession
Landlords will have to rely on revised, legally specified possession grounds. These include selling a house, working for a family or landlord, having significant rent arrears, acting in an antisocial manner, and violating tenancy agreements. Fairness, accountability, and procedural uniformity are the goals of the reforms.
Limitations on Rent Increases
Tenants will have enhanced rights to contest unjust or above-market rent hikes through official procedures, and rent increases would only be permitted once a year.
Fair Access to Housing
In order to promote equal access throughout the private rental market, the amendments include explicit prohibitions against discrimination based on benefits (DSS), children, and other protected characteristics.
Tenant Requests for Pets
Tenants will be able to request pets under the law. Landlords are required to provide reasonable consideration to requests and to respond in writing.
Stronger Enforcement Powers
Increased investigative and enforcement authority will be granted to local authorities, enabling them to pursue Rent Repayment Orders (RROs) for non-compliance and impose heavier fines.
Why This Matters
One of the biggest changes to UK housing legislation in decades is the removal of Section 21. To prevent conflicts and guarantee compliance, both landlords and tenants need to be aware of their rights, obligations, and the new legal system.
How We Support Landlords
- Updating tenancy agreements
- Advising on the new eviction grounds
- Managing rent arrears or anti-social behaviour cases
- Preparing documentation for enforcement
Ensuring full PRS compliance and risk reduction
How We Support Tenants
- Advice on unfair rent increases
- Support with eviction notices
- Representation in disputes and possession proceedings
- Understanding rights under the new tenancy system
How Adam Bernard Solicitors Can Help
At Adam Bernard Solicitors, we guide both landlords and tenants through the 2026 rental reforms.
We offer:
- Tenancy agreement updates
- Eviction and possession advice
- Compliance checks for landlords
- Tenant rights and protection advice
- Dispute resolution and representation
Frequently Asked Questions
What is happening in 2026?
From 1 May 2026, landlords will no longer be able to evict you using a Section 21 notice. All evictions must be based on valid legal grounds.
Will I still get fixed-term contracts?
No. All new and existing private rented tenancies will become open-ended periodic tenancies.
Can my landlord still ask me to leave?
Yes, but only for a legally justified reason, such as:
- Selling the property
- Moving back in
- Serious rent arrears
Anti-social behaviour
Can my landlord raise the rent anytime?
No. Rent can only be increased once per year, and you will have the right to challenge unfair increases.
Can I give notice whenever I want?
You will be able to end your tenancy by giving two months’ notice under the new system.
What happens if my landlord doesn’t follow the new rules?
You may be able to challenge the eviction, report the landlord to the council, or apply for compensation depending on the situation.
When is Section 21 being abolished?
Section 21 no-fault evictions will be abolished on 1 May 2026 as part of the Government’s wider rental reform programme.
