The Renters’ Rights Act is now law and in the process of implementation. It will change the mechanics of letting for every landlord.

All existing tenancies will automatically convert into the new periodic model (“New Assured Tenancies”), which means the rules around possession, rent reviews, and much more will all shift at the same time.

The Headline Change: Section 21 Ends

Section 21, relating to no-fault evictions, will be banned from May 1. From this point onwards, Section 8 becomes the only route to possession, and while it’s being expanded, it is far more evidence-led and time-sensitive.

Importantly, any Section 21 served before implementation can still proceed (within the life of the notice or up to three months after commencement), and court congestion is expected once this takes effect. For landlords with unresolved tenancy issues, act now.

Possession will depend on planning and documentation

The Bill introduces and strengthens grounds within Section 8 such as:

• Ground 1 / 1A (landlord occupation / sale) with strict “12-month” timing rules
• Ground 8 (major works / redevelopment) where evidence like planning, funding, or a surveyor’s report may be needed
• Ground 4A for student HMOs with a narrow June-September possession window

Rent reviews become more formal

Rent increases will only be effective through Section 13, and tenants can refer increases to a tribunal at no cost, making evidence-based rent setting and clear communication essential.

A few practical changes landlords might be unaware of

• Max one month’s rent in advance (existing advance rent paid pre-commencement is unaffected)
• Overbidding becomes illegal = the advertised rent becomes the maximum rent
• A new PRS register and ombudsman are planned, but not expected before 2027