The Renters’ Rights Act 2025 comes into force on 1 May 2026, ending fixed-term assured shorthold tenancies and abolishing section 21 ‘no fault’ possession—removing the fear landlords will evict if tenants complain about poor conditions. Instead, tenants will be able to give two months’ notice.
Esther Woolford, partner, and Sophie Kemp, associate, Clarke Willmott, said landlords can continue to serve section 21 notices until 1 May but time limits will apply, meaning most possession proceedings will have to be commenced within three months.
They advised landlords considering eviction to ‘act promptly.
‘Serving a section 21 notice now ensures that you can take advantage of the current regime and avoid being caught out by the new restrictions once the Act is fully in force’.
The Act creates a mandatory database for landlords and a Tenants’ Complaints Ombudsman, sets limits on rent increases and down-payments and prevents landlords from accepting offers above the advertised rent.
It will be illegal for landlords to discriminate against potential tenants on the basis they have children or claim benefits, and they will not be able to unreasonably refuse requests to keep pets. The Decent Homes Standard and ‘Awaab’s Law’, requiring timely action to tackle serious hazards such as dangerous levels of mould, will apply to the private rental sector.
Farriah Shams, associate, Hunters Law, said the Act’s success would depend on ‘balancing tenant protections with landlords’ confidence to continue offering homes for rent’.
The end of section 21 was ‘a significant step towards giving renters greater housing security,’ she said.
‘However, the reform is also controversial as the new rules could reduce rental supply or increase costs for renters.’
