The Renters’ Rights Act 2025 introduces some of the most significant overhauls to the private rented sector in decades.

With reforms aimed at changing how landlords regain possession of their properties, understanding these updates is essential for remaining compliant. The Act received Royal Assent on 27 October 2025, with phased implementation beginning 1 May 2026.

In this blog, we discuss the key changes:

The end of Section 21 notices (“no‑fault evictions”)

One of the most notable reforms introduced by the Act is the complete abolition of Section 21 notices, commonly known as “no‑fault evictions.” From 1 May 2026, landlords will no longer be able to end a tenancy without relying on a specific legal ground for possession.

Here are some important deadlines for Section 21 to be aware of:

• Last day to serve a Section 21 notice: 30 April 2026
• Last day to issue court proceedings: 31 July 2026

If you currently rely on Section 21 notices in your tenancy or management processes, now is the time to review your strategy and ensure a smooth transition.

Reform to Section 8 notices

While Section 21 is being abolished, the Section 8 process is being expanded. This includes changes to both the grounds for possession and the notice periods required.

Under the existing rules, a Section 8 notice can be issued with a two‑week notice period when a tenant has at least two months’ rent arrears. Under the new legislation, the threshold and timelines are changing significantly.

Key Changes to Section 8 under the new Act:

• The rent arrears threshold increases from two months to three months
• The notice period increases from two weeks to four weeks

These changes are designed to balance tenant security while still allowing landlords to regain possession in serious arrears situations.

Deadlines for existing section 8 processes:

• Last day to serve a Section 8 notice with current grounds: 30 April 2026
• Last day to issue court proceedings: 31 July 2026

Understanding these timelines is crucial to avoid issuing invalid notices as the law transitions.

Are you prepared for the changes?

With the private rented sector entering a new era of regulation, staying informed is essential to protect your properties and ensure compliance.

If you are unsure how the Renters’ Rights Act 2025 will affect your tenancies, eviction processes or property management practices, get in touch with us today. Our team can guide you through the upcoming changes and help you prepare for the new legal landscape.

Contact Elleanor Saunders, telephone: 01535 613665 or email: elleanor.saunders@awbclaw.co.uk

Or Christopher Cooper, telephone: 01535 613680 or email: christopher.cooper@awbclaw.co.uk

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