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The Renters’ Rights Act 2025 introduces major reforms to
England’s private rented sector, with the main changes coming
into force on 1 May 2026.
Conversion of Tenancies and the End of Section 21
From 1 May 2026, there will be one of the biggest shifts in
Landlord and Tenant law in decades. Key provisions of The Renters’ Rights Act 2025 come into
force, bringing with them the abolition of Section 21 “no
fault” evictions and re-shaping the landscape of renting as we
know it. For landlords this is not just a policy tweak, it is a
fundamental reset in terms of how possession can be gained and how
tenancies will be navigated going forwards.
All existing Assured Shorthold Tenancies (ASTs) will
automatically convert into Assured Periodic Tenancies (APTs), these
are rolling, monthly agreements with no fixed term. All pre-agreed
options to renew or break provisions are rendered invalid.
The abolition of Section 21 “no fault” evictions marks
a dramatic turning point in the rental world. It means that
landlords will no longer be able to end a tenancy without being
able to qualify under one of the specific grounds stated in the new
law, which are listed below.
Grounds for Possession and New Operational Challenges
Landlords will still be able to reclaim their property when they
can evidence one of those legitimate reasons under The Renters’
Rights Act 2025, ensuring that genuine needs for possession remain
protected, although all of these grounds have different notice
periods and it remains to be seen how the system will work in
practice.
Landlords are about to step into a much more heavily regulated
era of property management, which might be especially difficult
where a landlord’s plans change. For example, if you terminate
a tenancy on the grounds of sale, but then due to market conditions
can’t find a buyer, you are prevented from re-letting the
property for 12 months after expiry of the termination notice.
Rent Increases, Pets and Tenant‑Focused Protections
Rent increases under the new regime are also strictly
controlled. An annual increase may be proposed, but there is a
statutory process to agree such increases, with formal notices and
evidence of market comparables required, and disagreements as to
the increase to be settled via the First Tier Tribunal, and there
is some market concern that the Tribunal will become quickly
overwhelmed with cases, since the increase is not backdated in the
event of a disagreement about the figure, so there’s every
incentive for a tenant to see the review clogged up in the system
for as long as possible!
Tenants will also benefit from provisions in The Renters’
Rights Act 2025 allowing greater flexibility on whether they are
permitted to keep pets in the property, with very limited grounds
on which a landlord may refuse a request to allow a pet (e.g. head
lease restrictions or severe allergies).
The Act retains little of the old flexibility, it replaces it
with a system that’s heavily tenant-focussed, and built to give
tenants clarity, confidence and control.
If you are a landlord, below are some of the things that you
should be doing in readiness for the impending changes:
Review tenancy agreements
Fixed terms end automatically, and the tenancy continues month
to month with no end date. Tenants do not need to sign new
agreements. You should ensure clauses are clear, enforceable, and
aligned with the new regime.
Learn new possession grounds
Section 21 abolished; Section 8 becomes primary route (see
below).
Plan ahead for sales or family occupation
If you anticipate needing possession for these reasons, consider
timing and strategy now and take new notice periods into
account.
Understand the new notice periods and evidential
requirements
These will differ from the current Section 21 process (see
below).
Improve record‑keeping
This will be important for evidencing possession claims.
Update internal processes
Letting agents and self‑managing landlords should refresh
templates, workflows, and communication practices.
Review rent increase procedures
Familiarise yourself with the new processes for review and
ensure that you keep evidence of comparable rents where that’s
available to you.
Monitor later phases
Phase 2 will be introduced in late 2026 and phase 3 will
follow.
Below are some of the key grounds a landlord can rely on to
regain possession under Section 8:
Ground 1 – Landlord or close family moving in
Ground 1A – Selling the property
Ground 8 – Serious or persistent rent arrears
Ground 12 – General Breach of Tenancy
Ground 14 -Anti‑Social Behaviour
The content of this article is intended to provide a general
guide to the subject matter. Specialist advice should be sought
about your specific circumstances.