Renters' Rights Act Now Live: Section 21 'No-Fault' Evictions Abolished
As of 1 May 2026, landlords can no longer use Section 21 notices to evict tenants without cause. The Renters' Rights Act has fundamentally reshaped tenant protections and shifted possession rules to Section 8 grounds.
The most significant reform to the private rental sector in nearly four decades came into force on 1 May 2026, abolishing Section 21 'no-fault' evictions and converting all assured shorthold tenancies into periodic tenancies. This represents a watershed moment for renters' security—and a complex new reality for landlords navigating possession law.
What Changed and Why It Matters
From 1 May 2026, no new Section 21 notices can be served, and all assured shorthold tenancies automatically converted into periodic tenancies. The old mechanism allowed landlords to recover a property after two months' notice, requiring no reason. That power is now gone.
Instead, landlords must now use Section 8 of the Housing Act 1988, which requires them to cite specific legal grounds for possession. These grounds have been revised to cover situations like selling the property, moving back in, rent arrears, and antisocial behaviour. Critically, landlords must provide four months' notice and cannot evict within the first 12 months of a new tenancy.
Key Protections for Tenants
- Periodic tenancy security: You can now stay indefinitely unless a landlord serves valid Section 8 notice with proper grounds
- Rent increase controls: Rents can only be increased once per year after serving a Section 13 notice, giving tenants the opportunity to challenge unfair increases
- No more 'revenge evictions': A landlord cannot simply decide to end your tenancy; they must prove grounds
- Stronger deposit protections: The Act strengthens existing rules around how deposits must be held and returned
Those landlords who served Section 21 notices before 30 April 2026 had a narrow window: they must apply to court for possession before the end of the applicable period—the earlier of 6 months from serving the notice and 31 July 2026. After that deadline, all Section 21 claims expire.
For you as a resident or expat renter: This Act significantly increases your security. You can no longer be asked to leave without reason. If a landlord tries to evict you, they must prove a legal ground and give proper notice. If you disagree with a rent increase, you can challenge it. If you haven't yet signed a new tenancy agreement, your landlord must inform you of these changes by 31 May 2026. Familiarise yourself with your rights—seek advice from Shelter or Generation Rent if your landlord pressures you.
Sources
MyHAbroad is an independent app and is not affiliated with, endorsed by, or representing any government or public authority. This is general information only — not legal, tax, medical, or financial advice. Always verify with the official source before acting:
