Legislation update
The Renters' Rights Act: what it means for landlords
Tenancy law in England is going through the biggest change in decades. This page explains, in plain English, what landlords should understand about the reforms, including the end of Section 21, and what we can help with.
Overview
A move from 'no-fault' notices to stated grounds
The Renters' Rights Act reforms the private rented sector in England. The headline change for landlords is the removal of the Section 21 no-fault possession route and the replacement of fixed-term assured shorthold tenancies with periodic tenancies.
In practice, this means possession will normally depend on being able to demonstrate a recognised ground, such as rent arrears, a breach of the tenancy, or a landlord needing to sell or move into the property, supported by accurate records and correctly served paperwork.
Because provisions commence in stages and transitional rules apply, we do not state which route is available in your case until the details have been reviewed.
Key changes
Four changes landlords ask about most
No-fault possession
Section 21 is being abolished
The reforms remove the Section 21 'no-fault' route for assured shorthold tenancies. Once the relevant provisions are in force, possession must be sought on a stated ground rather than without reason.
Tenancy structure
Fixed terms become periodic tenancies
Assured shorthold tenancies are replaced by periodic (rolling) tenancies. Existing tenancies are converted rather than needing to be re-signed, so your paperwork and rent records matter more than ever.
Possession grounds
Expanded and reworked grounds
Grounds under Section 8 are revised, including grounds for landlords who need to sell or move in, along with changes to rent arrears thresholds and notice periods. Which ground applies depends entirely on your circumstances.
Timing
A phased transition
Provisions commence in stages, and the rules that apply to a possession matter are the rules in force when the notice is served. Matters started before commencement may be treated under transitional provisions.
Preparing now
What landlords can sensibly do in advance
None of this is legal advice, but these are the practical points that come up in almost every enquiry.
Keep rent records clean and current
Check your tenancy paperwork
Put communication in writing
Take advice before serving anything
Important
How to read this page
This page is a general summary of reform to the private rented sector in England, provided to help landlords understand the direction of travel. It is not legal advice, it may not reflect the most recent commencement regulations, and the rules that apply to your tenancy depend on your circumstances and the legislation in force at the time a notice is served. Always have your own situation reviewed before taking a step.
Unsure how the reforms affect your tenancy?
Tell us about your situation and we will explain the options available to you as a landlord in England. We aim to respond within 24–48 hours.