The Renters’ Rights Act is now in force across England, bringing the biggest changes to the private rented sector in decades.

Since 1 May 2026, landlords have been operating under a completely new framework. Section 21 has been abolished, fixed-term assured shorthold tenancies have ended, and all tenancies now operate under a periodic tenancy model.

While much of the discussion around the Act has focused on stronger protections for tenants, landlords still retain the ability to regain possession of their property in a range of circumstances. The key difference is that possession must now be based on a specific legal ground.

Here’s what landlords need to know.

Section 21 Has Gone

The biggest headline change is the abolition of Section 21 of the Housing Act 1988, also known as “no-fault” evictions.

Landlords can no longer ask a tenant to leave without providing a valid legal reason. Instead, possession must be sought using one of the statutory grounds available under Section 8 of the act.

This means landlords need to plan further ahead, particularly if they anticipate needing the property back for personal use, sale, or redevelopment as different notice periods apply to each ground.

All Tenancies Are Now Periodic

Fixed-term assured shorthold tenancies have effectively been replaced by a single system of periodic tenancies.

Rather than ending automatically after a pre-agreed term (e.g. commonly six or twelve months), tenancies will now continue until either:

• The tenant(s) choose(s) to leave;

• The landlord successfully gains possession using a valid legal ground; or

• Both parties agree to end the tenancy.

This gives tenants greater flexibility while requiring landlords to think more strategically about future plans for their property.

Tenants Can Leave At Any Time With Two Months’ Notice

One of the most significant changes for landlords is that tenants can now serve two months’ notice from the beginning of the tenancy.

There is no minimum fixed period that a tenant must remain in occupation.

For landlords, this means void periods may become less predictable and proactive marketing and tenancy management become even more important.

Landlords Cannot Use Selling Or Moving-In Grounds During The First 12 Months

Many landlords are unaware of an important safeguard built into the legislation.

Although landlords can regain possession to:

• Move into the property themselves (Ground 1); or

• Sell the property (Ground 1A);

these grounds cannot be used to end a tenancy during its first 12 months.

In addition, landlords must provide a minimum of 4 months’ notice when relying on these grounds.

This means a landlord cannot simply grant a tenancy and then shortly afterwards decide they wish to sell or move back in.

The legislation is designed to provide tenants with at least a year of security in their home.

New Restrictions Following Sale Or Moving-In Possession Claims

The government has also introduced anti-abuse measures.

Where a landlord regains possession because they intend to sell or move back into the property, they cannot immediately re-let it if those plans change.

Properties recovered using the selling or moving-in grounds are subject to a 12-month restriction on re-letting.

Landlords should therefore be certain of their plans before serving notice.

Other Possession Grounds Landlords Can Still Use

Although Section 21 has been abolished, landlords still retain a wide range of possession grounds.

These include:

Serious Rent Arrears

Landlords can seek possession where tenants fall into significant rent arrears.

However, the threshold has increased under the new rules, meaning tenants generally need to be in at least 13 weeks of arrears before the mandatory ground applies.

Persistent Rent Arrears

A new possession ground exists for tenants who repeatedly fall behind with rent, even if they reduce the balance before a court hearing.

This is designed to assist landlords dealing with long-term patterns of non-payment.

Anti-Social Behaviour

Landlords can still act quickly where tenants engage in anti-social or criminal behaviour.

In serious cases, possession proceedings can begin immediately.

Student Lettings

Purpose-built student accommodation and certain student tenancy arrangements retain specific possession grounds to support annual turnover of accommodation.

Employment-Linked Housing

Landlords may regain possession where accommodation is tied to employment and that employment relationship ends.

Redevelopment Or Major Works

Specific grounds remain available where substantial redevelopment or major works cannot reasonably be carried out with the tenant in occupation.

Rent Increases Are Now Standardised

Landlords can no longer rely on contractual rent review clauses.

Instead, rent increases must be carried out using the statutory Section 13 process.

Key points include:

• Rent can generally only be increased once per year;

• At least two months’ notice must be provided;

• Tenants can challenge increases through the First-tier Tribunal if they believe the proposed rent exceeds market value.

For this reason, landlords should ensure any proposed increase is supported by comparable local evidence.

Rental Bidding Is Banned

The Act also introduces a ban on rental bidding wars.

Properties must be advertised at a clear asking rent and landlords or agents cannot encourage prospective tenants to bid above that amount.

This is intended to improve transparency and affordability across the market.

New Rules On Rent In Advance

Landlords can no longer routinely request several months’ rent upfront as a condition of granting a tenancy.

The legislation restricts the use of large advance payments and creates a more consistent approach across the sector.

Tenants Have A New Right To Request A Pet

Tenants can now formally request permission to keep a pet.

Landlords cannot unreasonably refuse such requests and must consider them fairly.

Where appropriate, landlords may require tenants to hold suitable pet damage insurance.

What Should Landlords Do Now?

The Renters’ Rights Act represents a significant change, but it does not remove landlords’ rights.

Successful landlords will be those who:

• Understand the new possession grounds;

• Plan further ahead when considering sales or personal occupation;

• Keep thorough records;

• Review tenancy documentation and processes;

• Stay compliant with the latest regulations.

At Ladybird Living, we help landlords navigate the new rules, remain compliant and make informed decisions about their investments.