Section 21 abolition: what landlords need to do now

The biggest change to private renting in England in over 30 years is now law. Under the Renters' Rights Act 2025, landlords can no longer end a tenancy with a Section 21 "no-fault" notice. The main tenancy reforms took effect on 1 May 2026. If you let property in England, here's what changed and what you should do about it.

What changed on 1 May 2026

1. Section 21 is gone

You can no longer serve a Section 21 notice. To regain possession you must rely on one of the grounds in Schedule 2 of the Housing Act 1988 (served with a Section 8 notice) and, if the tenant doesn't leave, prove that ground in court. If you served a Section 21 notice before the change, check the transitional rules on gov.uk. Older notices had a limited window to be used.

2. All tenancies are periodic

Assured shorthold tenancies became assured periodic tenancies. There are no new fixed terms. Tenancies roll on a monthly basis, and tenants can leave by giving two months' notice at any time.

3. New and strengthened possession grounds

• Selling the property or you or a close family member moving in: four months' notice, not available in the first 12 months of a tenancy.
• Serious rent arrears: the mandatory ground now applies at three months' arrears (up from two), with four weeks' notice.
• Anti-social behaviour: possession proceedings can start immediately after notice.

4. Rent increases once a year

Rent can rise once a year, using a Section 13 notice with at least two months' warning. The new rent should be in line with the market, and tenants can challenge it at the First-tier Tribunal. Rent review clauses in agreements no longer apply, and rental bidding is banned: you can't accept offers above the advertised rent.

5. Pets, benefits and children

Tenants can ask to keep a pet, and you must not unreasonably refuse. You can require pet insurance. It's also now unlawful to refuse tenants because they receive benefits or have children.

What's still coming

Several parts of the Act are being phased in. Watch for:

• The Private Rented Sector Database: landlords and properties will need to be registered.
• A private landlord ombudsman: membership will be mandatory, giving tenants a route to complain without going to court.
• The Decent Homes Standard extended to private rentals.
• Awaab's Law extended to private rentals, with fixed timescales for dealing with hazards like damp and mould.

Your action list

1. Check your paperwork. Make sure existing tenants have received the government's Renters' Rights Act information sheet, and that new tenancies use a compliant written agreement.
2. Stop relying on fixed terms. Plan cash flow assuming any tenant could give two months' notice.
3. Review your rent. If you used rent review clauses, move to an annual Section 13 process, and set reminders for when each tenancy's next increase is allowed.
4. Document everything. Possession now depends on proving a ground, so dated records of rent payments, repairs, inspections and communication matter more than ever.
5. Respond to repairs fast. With Awaab's Law and the Decent Homes Standard on the way, a clear record of when each issue was reported and fixed protects you.
6. Have a written pets policy. Decide how you'll assess requests and when you'll ask for insurance.
7. Take advice before seeking possession. Serving the wrong notice or ground is now an expensive mistake.

How Panta helps under the new rules

Panta keeps the evidence trail the new system relies on, without extra work. Every repair has a timeline from report to sign-off. Rent is matched to each tenancy so arrears are visible immediately. Tenant-led inspections create dated, signed photo records. Messages with tenants and contractors are kept against the property. See how repairs work and how inspections work.

This article is general guidance, not legal advice. For a specific situation, especially before serving any notice, take advice from a solicitor or a landlord association.