Person holding small home model in their hands over a property agreement document.

Renters' Rights Act 2025: What You Need to Know

The Renters’ Rights Act 2025 has transformed the private renting market in the UK, with significant changes having come into place as of 1 May 2026.

Key Changes

  • Section 21 ‘no-fault evictions’ have been abolished. Landlords can no longer end a tenancy without providing a legal reason
  • All private rented tenancies are now assured tenancies, not assured shorthold tenancies
  • Fixed-term tenancies no longer exist in the private rented sector. All tenancies are now periodic (rolling) tenancies
  • Section 8 is now the only route to possession. Landlords must rely on one of the statutory grounds
  • The mandatory rent arrears threshold has increased from two months to three months
  • All Section 8 notices must now use the new Form 3A. The old Form 3 is no longer valid
  • Landlords with existing tenancies must serve the Renters’ Rights Act Information Sheet on every tenant by 31 May 2026, or face a civil penalty of up to £7,000

 

Securing Possession / Eviction

Couple looking through legal agreement document.

Insofar as Landlords are concerned, the main changes now in force include:

  • The issue of Section 21 notices, also known as ‘no-fault evictions’, is no longer an option
  • Private rented tenancies are now assured tenancies rather than assured shorthold tenancies
  • There being no more fixed-term tenancies in the private rented sector, all assured tenancies are now periodic, also known as rolling tenancies
  • A Landlord only being able to legally evict a tenant using a Section 8 Notice; however, the existing grounds have been extended/amended

 

Section 21 Notices

Section 21 is now abolished. From 1 May 2026, no new Section 21 notices can be served. Any notice served before that date remains valid only if possession proceedings are issued by 31 July 2026, after which it lapses entirely.

 

Section 8 Notices

From 1 May 2026, a Landlord can only legally evict a tenant by serving a valid Section 8 Notice.

Grounds 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 are changes relating to the most prevalent mandatory ground – rent arrears.

Previously, a 14-day notice period was required, with arrears in excess of at least 2 months’ rent owed continuing to be the case prior to court proceedings being issued.

From 1 May 2026, the notice period has increased to 1 month, with there being at least 3 months of rental arrears owed at the time of issuing the notice and court proceedings.

Section 8 Grounds and Notice Periods

Ground Reason for Possession Type Notice Period
1 Landlord or family member wishes to move in Mandatory 4 months
1A Landlord intends to sell the property Mandatory 4 months
2 Mortgagee requires possession Mandatory 4 months
4A Student HMO — end of academic year Mandatory 4 months
6 Landlord intends to redevelop Mandatory 4 months
6B Compliance with enforcement notice Mandatory 4 months
7 Death of the tenant Mandatory 2 months
7A Serious anti-social behaviour or criminal offence Mandatory Immediate
7B Tenant has no right to rent Mandatory 2 weeks
8 Serious rent arrears (3+ months) Mandatory 4 weeks
9 Suitable alternative accommodation available Discretionary 2 months
10 Any rent arrears Discretionary 4 weeks
11 Persistent late payment of rent Discretionary 4 weeks
12 Breach of tenancy agreement Discretionary 2 weeks
13 Deterioration of the property Discretionary 2 weeks
14 Nuisance or anti-social behaviour Discretionary Immediate
17 False statement by the tenant Discretionary 2 weeks

 

Please note: Grounds 1 and 1A cannot be used during the first 12 months of a tenancy. Following use of either ground, the property cannot be re-let or re-marketed for 12 months. Knowingly or recklessly misusing a possession ground is a new civil offence.

Couple signing agreement and shaking hands with landlord.

The New Form 3A

From 1 May 2026, all Section 8 possession notices in the private rented sector must be served using Form 3A: the new prescribed form published by the Ministry of Housing, Communities and Local Government.

The previous Form 3 is no longer valid for private sector tenancies. Any Section 8 notice served on or after 1 May 2026 using the old form will be defective, and proceedings based on it are liable to fail. As with Section 21 previously, an invalid notice means the process must begin again, with further time and rental income lost.

 

Important Compliance Deadline: 31 May 2026

All landlords with tenancies that were in existence on 1 May 2026 must take action by 31 May 2026 to comply with the Act’s new information obligations. Failure to do so can result in a civil penalty of up to £7,000, rising to £40,000 for repeat or serious breaches.

If You Have a Written Tenancy Agreement

You must serve a copy of the official Renters’ Rights Act Information Sheet 2026 on every named tenant by 31 May 2026.

  • The Information Sheet must be downloaded from GOV.UK and provided either as a printed hard copy or as a PDF attachment
  • A hyperlink to the document is not sufficient: the PDF itself must be provided
  • The document must not be altered or branded in any way
  • Where a letting agent manages the property, both the landlord and the agent are independently required to ensure the Information Sheet is served. It is advisable to confirm in writing which party is completing this and to retain dated proof of delivery for every tenancy

 

If Your Tenancy Is Verbal (no written agreement in existence)

Where no written tenancy agreement exists, the Information Sheet alone is not sufficient. You must instead serve a Written Statement of Terms on the tenant by 31 May 2026. This must set out the key terms of the tenancy, including:

  • The landlord’s name and address
  • The rent amount and payment dates
  • Deposit details and protection information
  • Other mandatory items as prescribed in the Assured Tenancies (Private Rented Sector) Regulations 2026

For any new tenancies entered into on or after 1 May 2026, the Written Statement of Terms must be provided before the tenancy is signed or otherwise agreed.

 

What’s Next?

Tenant signing rental agreement and shaking hands with landlord.

If a valid Section 21 or Section 8 Notice was served before 1 May 2026, Landlords have until 31 July 2026 to start possession proceedings under the previous rules. After that date, the notice lapses and possession can only be sought under the new Section 8 regime.

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?

 

Why Choose Brown Turner Ross?

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).

  • 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.

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