The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025, introducing the most significant overhaul of residential landlord and tenant law in a generation. With core provisions taking effect from 1 May 2026, landlords must understand the new eviction rules to avoid costly compliance failures and financial penalties. The government has confirmed this is the biggest change to the private rented sector since 1988 .
What Is the Renters’ Rights Act 2025?
The Renters’ Rights Act 2025 transforms the private rented sector in England. It abolishes Section 21 “no‑fault” evictions, ends fixed‑term assured shorthold tenancies, and reforms Section 8 possession grounds . Around 11 million renters and 2.3 million landlords are affected.
Key Eviction Rule Changes (May 2026)
Section 21 Abolished
From 1 May 2026, landlords cannot use Section 21 to evict tenants without citing a reason . Valid Section 21 notices served before 1 May 2026 can proceed if possession proceedings are issued by 31 July 2026 . After that, the no‑fault route is permanently closed. For eviction advice or to know more, click here.
End of Fixed‑Term Tenancies
All existing fixed‑term assured shorthold tenancies automatically converted to periodic (rolling) tenancies on 1 May 2026 . Tenants can now end any tenancy with two months’ notice.
Reformed Section 8 Grounds
Landlords must now use Section 8 for all evictions . Key changes include:
New Grounds:
Ground 1A: Landlord intends to sell or grant a long leasehold. Not available in first 12 months; requires four months’ notice .
Ground 4A: Student accommodation repossession between 1 June and 30 September. Requires four months’ notice .
Ground 6B: Tenancy breach puts landlord in breach of statutory provisions .
Revised Rent Arrears (Ground 8):
Mandatory eviction threshold increases from two to three months’ rent arrears (or 13 weeks) . Landlords must give four weeks’ notice. If your rent arears are still upaid, talk to us or click here to know how Aman Solicitors can help.
Anti‑Social Behaviour:
Grounds for serious anti‑social behaviour (Ground 14) remain, with immediate possession possible .
Longer Notice Periods
Most Section 8 grounds now require extended notice periods. Court hearing dates must be at least 28 days from issue .
Repossession Restrictions
Landlords repossessing on grounds of selling or moving in cannot market or re‑let the property for 12 months. Breach can lead to penalties .
Critical Landlord Deadlines
By 31 May 2026
Landlords must provide existing tenants with the government-produced Renters’ Rights Act Information Sheet 2026. This applies to all written assured shorthold tenancies created before 1 May 2026 . Failure risks a civil penalty of up to £7,000 . Want to know how Aman Solicitors can help you, click here.
Delivery Requirements:
The information sheet must be downloaded from the official gov.uk link
Must be served as a printed hard copy or PDF attachment (not just a link)
Letting agents must also comply where they manage the property
For Oral Tenancies
If the tenancy is entirely verbal, landlords must provide a full written statement of key terms instead .
Student Lets
Landlords letting to students must give additional written notice if relying on possession ground 4A. For possession at the end of the 2025/26 academic year, notice must be given by 31 May 2026 .
Coming Later in 2026
Private Rented Sector Database
A digital register of rental properties and landlords launches in late 2026. All landlords must register. Courts may refuse possession orders where registration is incomplete .
Mandatory Landlord Ombudsman
A new Landlord Ombudsman with mandatory participation for most landlords will provide binding resolution for tenant complaints .
Decent Homes Standard Extension
The Decent Homes Standard and Awaab’s Law extend to the private rented sector, setting strict timelines for addressing hazards like damp and mould .
Landlord Readiness Checklist
By 31 May 2026
- Provide information sheet to all existing tenants with written ASTs
- Provide written statement of terms for oral tenancies
- Stop using Section 21 – only Section 8 grounds are valid
Immediate Actions
- Update possession strategies – plan exits earlier; maintain robust records
- Review rent‑setting processes – rent increases limited to once per year via formal Section 13 notice
- Update compliance systems – safety certificates must be current before possession claims
- Review tenancy agreements for compliance with periodic tenancy rules
Ongoing Compliance
- Prepare for PRS Database registration – understand requirements and possession claim implications
- Maintain robust evidence – Section 8 grounds require strong court evidence
- Seek early legal advice where future possession is anticipated
How Aman Solicitors Can Help
Our experienced property law team can help you review tenancy agreements, understand reformed Section 8 grounds, prepare for the PRS Database, and avoid costly pitfalls that can invalidate possession proceedings.
Contact Aman Solicitors today for practical, expert advice on the Renters’ Rights Act 2025 eviction reforms.
Let’s Talk
Your story matters. Your peace matters. And at Aman Solicitors, we believe that with the right support, even the hardest endings can lead to new beginnings.
Call us: 0121 328 4455 
Email: info@amansolicitors.co.uk
Visit: 37 Alum Rock Rd, Saltley, Birmingham B8 1LR
Disclaimer: This blog is for general informational purposes only and does not constitute legal advice. You should consult a qualified solicitor for advice regarding your individual circumstances.
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