The Renters Reform Act 2025 aims to transform the private renting market in the UK and will introduce significant changes from 1 May 2026
Securing Possession / Eviction
Insofar as Landlords are concerned, the main changes to come into force will include:
- The issue of Section 21 notices, also known as ‘no-fault evictions’, is no longer an option
- Private rented tenancies are becoming assured tenancies rather than assured shorthold tenancies
- There being no more fixed-term tenancies in the private rented sector, all assured tenancies will become periodic, also known as rolling tenancies
- A Landlord only being able to legally evict a tenant using a Section 8 Notice; however, the current timeframes/existing grounds will be extended/amended
Section 21 Notices
The issue of a Section 21 notice, on the face of it, appears to be a fairly straightforward task for non-qualified parties.
In most instances, when we are approached to assist, this is due to a first (or second) failed attempt to secure the desired result. Primarily, the failings are due to key documents not being available to serve a valid notice, the incorrect steps taken prior to the issue of said notice and/or defective possession proceedings being commenced.
More often than not, the notice served is invalid; the current 2-month notice period is lost as a minimum; additional rental losses are suffered; and, in a worst-case scenario, the Landlord is ordered to pay costs to a Tenant’s legal representative after successfully opposing the making of a possession order. The entire process must then be started again.
Unfortunately, in the present climate, if a Section 21 Notice is invalidly served, Landlords no longer have the open-ended luxury of time available to start the process over.
Section 8 Notices
Post 1 May 2026, a Landlord will only be able to legally evict a tenant by serving a valid Section 8 Notice.
Grounds will include rent arrears, when the Landlord wants to move into or sell the property, along with specific grounds for supported and ‘stepping stone’ accommodations, etc.
Importantly, there will be changes relating to the most prevalent current mandatory ground and those that are likely to be adopted going forward – rent arrears.
At present, a 14-day notice period must be afforded to a tenant to resolve their arrears, which must be in excess of at least 2 months’ rent owed and continue to be the case prior to court proceedings being issued.
Post 1 May 2026, the notice period will increase to 1 month, with there being at least 3 months of rental arrears owed at the time of issuing the notice and court proceedings.
What’s Next?
Between now and 1 May 2026, if a valid Section 21 or Section 8 Notice is served before the Act comes into force, the tenancy will not immediately become an ‘assured tenancy’ on 1 May 2026 and Landlords will have a maximum of three months after 1 May 2026 to start possession proceedings i.e. before 31 July 2026 with the current (arguably more favourable) rules being applicable. Time is therefore of the essence to take steps now if required!
The property market has changed over the years, with numerous Landlords looking to sell their properties/portfolio or those who have been overly sympathetic with tenants following failed promises to pay their rent in full or address arrears in good time, with a historic pattern of behaviour. Is a change of tenant required?
Brown Turner Ross Solicitors specialise in dealing with the private rental eviction processes.
During the course of the last 4 years plus, we have a 100% success rate in securing the possession of properties on behalf of Landlords across the North-West, where we have been instructed from the outset to assess matters, prepare and serve the necessary notice(s).
Why Choose Brown Turner Ross?
- Proven track record of success
- Tailored strategies for unique cases
- Transparent advice and cost-effective solutions
- Dedicated support from start to finish
- Competitive fees
If you would like to discuss further please get in touch with Micaela Dempsey via email at micaela.dempsey@brownturnerross.com or telephone on 01704 542 002.