Landlords attempting to evict tenants without cause have 90 days left to secure a court date—or lose the right entirely.
That’s the reality facing property owners who served Section 21 notices before 1 May 2026, when England scraps no-fault evictions for good. Any notice issued before the ban takes effect remains valid only if court proceedings begin by 31 July. Miss that window, and the eviction collapses.
The abolition of Section 21 marks the centrepiece of the Renters’ Rights Act, affecting millions of tenants across England and fundamentally reshaping how the private rental market operates. From May onwards, landlords will need specific legal grounds to regain possession of their properties—a departure from decades of practice.
“Section 21 has been central to residential lettings for decades. Its removal fundamentally shifts the balance of power towards tenants. Landlords will now need to plan carefully and rely on specific legal grounds if they want possession,” said Louise Ainley, a qualified conveyancing solicitor at Access Law Online.
The changes don’t stop at eviction rules. Fixed-term tenancies—the six-month and 12-month contracts that have defined rental agreements for a generation—disappear entirely under the new system, replaced by rolling periodic agreements that tenants can exit with two months’ notice. Landlords, meanwhile, must navigate Section 8 grounds and provide evidence for any possession claim.
“Landlords who ignore the deadline risk losing their right to evict entirely. This is a game-changer for the private rental market,” Ainley warned.
What changes on 1 May? Everything.
Existing Assured Shorthold Tenancies automatically convert to rolling arrangements. Landlords wanting possession must cite specific Section 8 grounds—selling the property, moving back in, serious rent arrears, or antisocial behaviour among them. But even these come with new restrictions.
Property owners planning to sell or occupy their rental cannot act within the first 12 months of a tenancy. When they do move forward, they must provide four months’ notice—double the previous requirement. The message is clear: evictions require planning, documentation, and justification.
Rent arrears provisions tighten as well. Previously, landlords could pursue mandatory eviction after two months of unpaid rent. That threshold rises to three months under the new rules, with notice periods extending from two weeks to four. Tenants gain breathing room; landlords face longer waits to resolve non-payment disputes.
“Tenants now have greater security, but landlords still have legal options. The process is clearer and more structured, but they will need to demonstrate that the reason for eviction genuinely applies. That’s a significant shift from the previous no-fault system,” Ainley explained.
The reforms reach beyond eviction procedures into rent-setting practices that have frustrated tenants for years. Landlords can raise rent only once annually, using the statutory Section 13 procedure. Contractual rent review clauses—those hidden provisions allowing mid-tenancy increases—are banned outright.
Bidding wars face similar restrictions. Landlords and agents cannot invite, encourage, or accept offers above advertised rent. Tenants who believe a proposed increase is excessive can challenge it at tribunal, with one crucial protection: the tribunal cannot set rent higher than what the landlord initially requested. That removes the previous risk that discouraged many tenants from challenging unfair increases.
“These rules protect tenants from sudden rent hikes and exploitative bidding. Landlords need to adjust their approach to pricing and be aware that the tribunal process no longer carries the same risk for tenants,” Ainley noted.
Discrimination takes centre stage in other provisions. Blanket bans on benefit claimants or families with children become illegal, forcing landlords to assess applications individually rather than relying on categorical exclusions. Pet ownership follows similar logic—tenants can request permission to keep animals, and landlords cannot unreasonably refuse, though they may require appropriate insurance.
“Landlords will have to assess applications individually rather than relying on blanket rules. This is about fairness, but also about landlords understanding how to set reasonable conditions without discriminating.”
Property standards face scrutiny as well, with private landlords now required to meet a Decent Homes Standard. Awaab’s Law, arriving in late 2026 or early 2027, imposes strict timelines on hazard response: 14 days to investigate issues like damp or mould, seven days to begin repairs. Local authorities gain power to fine rogue landlords up to £40,000 for serious or repeated breaches.
The compliance burden worries some property owners, particularly smaller landlords operating on thin margins. Yet the reforms reflect decades of tenant advocacy and mounting evidence that England’s rental sector, largely unchanged since the Housing Act 1988 introduced Section 21, needed fundamental overhaul.
“The end of fixed terms gives tenants flexibility, but it also requires landlords to adjust their management practices. Tenancy agreements and record-keeping must be airtight, as possession will now rely on evidence rather than contract expiry,” Ainley observed.
For tenants, the changes promise stability that has eluded many renters forced to move repeatedly due to no-fault evictions, often through no shortcoming of their own. For landlords—particularly the estimated 2.7 million private landlords across England—the shift demands new approaches to tenant selection, property maintenance, and dispute resolution.
Ainley’s advice for landlords centres on preparation. “Compliance will be key. Landlords who fail to maintain properties or respond to hazards promptly could face serious fines. Responsible landlords will need systems in place to act quickly and document everything.”
By summer’s end, the rental landscape will look markedly different. Section 21 notices served before May remain a live issue until the July deadline passes, creating a transitional period where old and new systems overlap. After that? Pure Section 8 territory, where every possession claim requires justification.
“Tenants gain stability, protection from unfair evictions, and new rights around pets and family inclusion. For landlords, preparation is essential: review agreements, understand Section 8 grounds, and ensure you can evidence any claim for possession,” Ainley concluded.
The question now is whether England’s 4.6 million private rented households and their landlords are ready for what the government describes as the biggest shake-up of the rental sector in a generation. Come 1 May, ready or not, the old rules vanish.
