Section 21 has ended
Landlords can no longer issue a new Section 21 notice. They now need a legal ground for possession.
The Renters' Rights Act: what has changed for private renters?
The Renters' Rights Act 2025 has introduced the biggest changes to private renting in England for many years. Most of the main tenancy reforms came into force on 1 May 2026.
The aim is to give renters greater security, make rents and letting practices fairer, and make it easier to challenge landlords who do not follow the law.
At a glance
The changes that matter most.
Tenancies are rolling
Most private tenancies are now assured periodic tenancies, usually rolling monthly or weekly.
Rent rises are controlled
Rent can normally only be increased once a year, with at least two months' notice using Form 4A.
Rent in advance is limited
After a tenancy is signed, a landlord can normally ask for no more than one month's rent in advance.
Rental bidding is banned
Landlords and agents must not invite, encourage or accept offers above the advertised rent.
No blanket exclusions
Landlords must not refuse people simply because they receive benefits or have children.
Pet requests must be considered
Tenants have a stronger right to ask to keep a pet. Landlords cannot simply rely on a blanket no-pets rule.
Councils have stronger powers
Local housing authorities have stronger duties and powers to investigate landlords who break the rules.
The key message
Section 21 has ended. Eviction has not.
It is more accurate to say that the Act has ended the Section 21 process, rather than saying that every eviction where the tenant is not at fault has ended.
A landlord must now identify and prove a legal reason for possession. Some grounds are mandatory, which means the court must make a possession order if the landlord proves the ground and has followed the correct process. Other grounds are discretionary, which means the court must also decide whether it is reasonable to evict.
Examples of possession grounds include rent arrears, antisocial behaviour, serious damage, the landlord wanting to sell, or the landlord or a close family member wanting to move in.
Selling or moving in
When the landlord wants the property back.
A landlord can seek possession if they genuinely intend to sell the property. This is Ground 1A. A landlord can also seek possession if they or a close family member need the property as their main home. This is Ground 1.
In these cases, the tenant is normally protected from being required to leave during the first 12 months of a new tenancy, and the landlord must usually give at least four months' notice.
After using the selling or moving-in grounds, landlords are normally restricted from re-letting or advertising the property for rent for 12 months. A landlord who uses a false ground could face enforcement action.
Practical steps
What to do if your landlord asks you to leave.
Keep the notice, envelope, emails, texts, WhatsApp messages and any voicemail records.
Check what possession ground the landlord is using and whether the correct form has been used.
Check the date the notice was issued and when it says you must leave.
Keep evidence of rent payments, deposit protection and any repair reports.
Contact a housing adviser as early as possible. Do not wait until the day you have been told to leave.
Contact your council if you may become homeless within the next 56 days.
How AC can help
Bring the paperwork. We will help you understand what it means.
Accommodation Concern provides independent housing advice to help people understand their rights and options. We may be able to help you understand an eviction notice, check whether the correct process has been followed, respond to possession proceedings, deal with harassment or illegal eviction, report concerns to the council, understand a rent increase, or look at your housing options before a problem becomes a crisis.
Do not wait until the day you have been told to leave. Contact us as early as possible.