Section 21 Is Gone: What the Renters' Rights Act 2025 Means for Self-Managing Landlords

The short answer

Since 1 May 2026, Section 21 "no-fault" evictions have been abolished in England and assured shorthold tenancies have become periodic. To regain possession you now rely on specific legal grounds, each with its own notice and evidence requirements. The Renters' Rights Act 2025 received Royal Assent on 27 October 2025 and these changes are in force now.

What actually changed

• No more Section 21. You can't end a tenancy just by serving notice without a reason.
• Tenancies are periodic. Fixed terms give way to rolling periodic tenancies.
• Possession runs through grounds. Selling the property, moving in a close family member, or serious rent arrears are examples — but each ground has conditions, notice periods and evidence you must get right.

What this means in practice

The bar has moved from "give notice" to "prove a ground, properly." That makes your compliance paperwork more important than ever: a deposit protected late, a missing gas record or an unserved How to Rent guide can undermine a possession claim. Tidy admin is now part of your eviction strategy, not separate from it.

What to do now

1. Learn the grounds before you need them. Read the current GOV.UK possession guidance so you're not learning it under time pressure.
2. Get your paperwork watertight. Deposit protection + prescribed information, gas, EICR, EPC, right to rent, How to Rent — all current and evidenced.
3. Use official forms. For notices and possession, use the official GOV.UK forms rather than informal templates.

What's still coming

The Act also creates a PRS Landlord Database and a Private Rented Sector Ombudsman. Start dates aren't fixed yet — be wary of any site quoting a specific month. We track this and update as it's confirmed.

Don't track this alone

Free: the 2026/27 UK Landlord Compliance Calendar keeps the Renters' Rights Act changes next to your MTD and EPC deadlines, on one page — get it here.

Information, not legal advice. Dates verified 6 July 2026 against legislation.gov.uk and GOV.UK. England.