Renters Rights Act Tenant Rights After Section 21

For private renters in England, the biggest change is no longer something waiting on the horizon. Section 21 ‘no-fault’ evictions have been abolished from 1 May 2026, meaning landlords can no longer use the old process to ask tenants to leave without giving a legal reason. The Renters’ Rights Act 2025 has also replaced assured shorthold tenancies with rolling assured periodic tenancies for most private renters.

That does not mean tenants can never be evicted. A landlord can still recover possession for specific legal reasons, including certain cases involving rent arrears, antisocial behaviour, selling the property or moving into it themselves. The difference is that the landlord must now rely on an applicable possession ground and follow the required process.

For tenants, this changes what you should do when a landlord asks you to leave, proposes a large rent increase, refuses a pet request or tries to rely on an old tenancy clause.

This guide explains the practical steps renters can take now, what protections have changed, what landlords can still do legally, and what you should check if you receive a notice to leave.

What Can Tenants Do Now Under the Renters’ Rights Act?

Section 21 is gone — what does that actually mean?

Section 21 was commonly called the ‘no-fault’ eviction route because a landlord could generally seek possession without having to establish one of the specific grounds associated with Section 8.

That route has now ended for private rented tenancies in England. From 1 May 2026, landlords cannot use Section 21 to recover possession of a property. The government’s current guidance confirms that the new possession framework applies to existing and new private tenancies covered by the reforms.

There was a transitional arrangement for Section 21 notices served before 1 May 2026. Where a qualifying notice had already been issued, court proceedings under the old process had to be started by the applicable deadline, including a final 31 July 2026 cut-off in relevant cases. That transitional period has now passed.

So, if your landlord tells you today that you must leave simply because your fixed term has ended, that statement alone does not create a right to possession.

The key question is now:

What legal ground is the landlord relying on, and have they followed the correct procedure?

Your tenancy is generally now periodic rather than fixed-term

The Renters’ Rights Act has changed the structure of most assured private tenancies.

Existing assured shorthold tenancies generally became assured periodic tenancies on 1 May 2026. New tenancies within the reformed system are also periodic rather than having a contractual fixed end date.

A periodic tenancy rolls on from one rental period to the next. Depending on the tenancy, that may be weekly or monthly.

This means a clause in an old agreement saying that your tenancy automatically ends on a particular date should not be treated as though nothing has changed.

If you are unsure what type of tenancy you now have, keep your original agreement and any correspondence from your landlord or letting agent. The documents can help establish what the tenancy was before the reforms and what rules now apply.

What should you do if your landlord tells you to leave?

Do not panic, and do not automatically move out just because you receive a message saying, “You need to leave.”

Instead, work through the following steps.

1. Ask for the legal reason

Ask the landlord or agent to confirm the ground for possession they are relying on.

A landlord can still seek possession in legally defined circumstances. Examples include certain situations where the landlord wants to sell the property or move into it, rent arrears, antisocial behaviour and other statutory grounds.

A casual request to leave is not the same thing as a valid possession process.

2. Check the notice carefully

Look at:

• Your name and the property address
• The date the notice was issued
• The date you are being asked to leave
• The stated possession ground
• The notice period
• Whether the correct form has been used
• Any supporting information supplied with the notice

Do not assume a document is valid merely because it looks official.

3. Keep paying your rent

If you remain in the property and have not reached a lawful agreement to end the tenancy, continue meeting your rent obligations.

Falling into rent arrears can create a separate possession problem and may give the landlord grounds to seek possession.

4. Keep everything in writing

Save emails, texts, letters, WhatsApp messages and photographs.

If a dispute later reaches a council, ombudsman, tribunal or court, a clear timeline can be extremely useful.

5. Get specialist advice if the notice is unclear

If you believe the landlord is using the wrong process, get advice before signing anything or leaving voluntarily.

Government guidance specifically points tenants towards organisations such as Shelter and Citizens Advice, while local councils have additional enforcement powers under the reforms.

Can a landlord still evict you?

Yes. The abolition of Section 21 does not mean eviction has been abolished.

The Renters’ Rights Act replaces the no-fault route with a possession system based on statutory grounds.

For example, a landlord may have a legal route where:

• Rent has not been paid
• There is serious antisocial behaviour
• The landlord genuinely needs to recover the property for an applicable reason
• The property is subject to particular circumstances covered by the possession grounds
• Specific student accommodation rules apply

The exact requirements depend on the ground being used. Some grounds are mandatory if the legal requirements are met, while others leave the court with greater discretion.

This is why tenants should not rely on the phrase “Section 21 has gone” as though it means every eviction attempt is automatically unlawful.

What happens if the landlord wants to sell the property?

Selling a rental property can still be a legitimate reason for a landlord to seek possession under the new rules, but the landlord must satisfy the relevant statutory requirements.

The government says that landlords may use applicable grounds where they need to sell or move into the property, but restrictions apply. For example, the sale or landlord-occupation grounds cannot generally be used during the first 12 months of a tenancy.

For tenants, the practical lesson is simple:

A landlord saying “I am selling” is not the end of the process. Check which possession ground is being used and whether its conditions have been met.

What if the landlord asks you to leave without serving a formal notice?

This is an area where renters can easily become confused.

A landlord might call, text or speak to you in person and say they need the property back. You do not necessarily have to treat that conversation as a formal possession notice.

Ask for the request in writing.

If you are unsure whether a document is a valid notice, do not ignore it. Get advice promptly, particularly if the date you have been given is close.

A landlord also cannot simply bypass the legal process by changing the locks or physically forcing a tenant out.

If you believe you are facing an unlawful eviction or harassment, contact your local authority and seek specialist housing advice.

Your landlord can still increase the rent — but the rules have changed

The Renters’ Rights Act does not freeze rents.

Instead, the rules around rent increases have changed.

For an assured periodic tenancy, a landlord can generally increase rent only once a year, and they cannot increase it during the first year of a new tenancy. The landlord must normally use Form 4A and give at least two months’ notice.

This gives tenants an important practical check.

Suppose your rent is £1,200 a month and your landlord suddenly says it will become £1,500 next month.

Do not simply assume you have to accept it.

Check:

1. Whether the landlord has already increased the rent within the relevant period.
2. Whether the correct notice has been used.
3. Whether the required notice period has been provided.
4. Whether the proposed rent appears consistent with the open-market rent for the property.

If you believe the proposed rent is above the market level, you may be able to challenge it through the First-tier Tribunal.

Can tenants challenge an unfair rent increase?

Yes, in certain circumstances.

The First-tier Tribunal may consider whether a proposed rent is higher than the open-market rent.

The important point is that the tribunal route is not simply a general complaint mechanism for any rent increase. The statutory requirements and circumstances matter.

Before challenging an increase, collect evidence such as:

• Comparable properties in the same area
• Similar properties with similar bedrooms and facilities
• Current advertised rents
• The proposed increase notice
• Your existing rent
• Any previous rent increase documentation

Avoid relying on one unusually cheap or expensive property as your only comparison.

A group of genuinely comparable properties provides stronger evidence.

You now have stronger rules around rental bidding

The reforms also target rental bidding.

Landlords and agents must advertise a specific asking rent and cannot encourage or accept offers above the advertised rent in the circumstances covered by the new rules.

For prospective tenants, this means an advertised property should not simply become an auction after you express interest.

For example, if a property is advertised at £1,400 per month and an agent tells applicants that the landlord will only consider £1,550 offers, that may raise an issue under the new rental bidding restrictions.

Keep screenshots of the original advert if you believe the advertised price is being changed through informal bidding.

What happens if you receive benefits or have children?

The Renters’ Rights Act also strengthens protections against rental discrimination.

Landlords and agents cannot refuse to rent to someone simply because they receive benefits or because they have children, subject to the detailed operation of the legislation and other applicable rules.

This is significant because a tenant's financial circumstances and family situation can previously create barriers when trying to secure private rented accommodation.

If you believe you have been rejected for one of these prohibited reasons, keep evidence.

Useful evidence might include:

• The property advert
• Emails from the agent
• Application messages
• Written reasons for rejection
• Screenshots
• Application forms
• Any statement referring to benefits or children

A verbal conversation is harder to prove than a written one.

Can you now ask your landlord for a pet?

Yes. Tenants have a strengthened legal right to request permission to keep a pet.

The request should be made in writing and include a description of the pet. The landlord must consider the request and cannot unreasonably refuse it. The landlord generally has 28 days to respond in writing, although the timetable can change if further information is reasonably requested.

That does not mean every pet request must be accepted.

There can be reasonable grounds for refusal. Government guidance gives examples such as serious allergy concerns, unsuitable property size, an illegal animal or restrictions imposed by a superior landlord or freeholder.

On the other hand, simply saying “I don't like pets” would not normally provide the kind of reason contemplated by the rules.

If you want a pet, make a sensible written request and provide useful information about:

• The animal
• Its size
• Its breed or species
• Whether it is trained
• How it will be cared for
• Any relevant arrangements that reduce potential damage or nuisance

How much rent can a new tenant be asked to pay upfront?

The new rules also restrict rent payments in advance.

A landlord cannot ask for, encourage or accept rent before the tenancy agreement has been signed. Once the agreement has been signed, the landlord can generally ask for no more than one month's rent in advance under the new rules.

This matters particularly in competitive rental markets where applicants may feel pressured to offer several months' rent upfront to secure a property.

If you are being asked for a substantial advance payment, ask the landlord or agent to explain the legal basis for the request before transferring money.

What if your landlord has not given you information about the new rules?

Landlords with existing written tenancy agreements were required to provide tenants with the government-produced Renters’ Rights Act Information Sheet by 31 May 2026. Where there is no written tenancy agreement, landlords have additional duties to provide written information about the key terms.

If you have not received the required information, that does not mean you lose your rights.

Keep a record that you did not receive it and ask your landlord or agent for the relevant tenancy information.

What should you do if you think your landlord has broken the rules?

The strongest approach is usually to document first and escalate in a measured way.

Step 1: Collect the evidence

Create one folder containing:

• Tenancy agreement
• Rent payment records
• Notices
• Emails
• Text messages
• Photos
• Property adverts
• Repair correspondence
• Rent increase documents

Step 2: Write a clear timeline

For example:

This can make a complicated dispute much easier to explain.

Step 3: Ask the landlord to correct the problem

A calm written message can sometimes resolve an issue before it becomes a formal dispute.

Explain what you believe is wrong and ask what the landlord intends to do.

Step 4: Contact the appropriate organisation

Depending on the issue, you may need help from your local council, Citizens Advice, Shelter, a housing solicitor, tribunal or another relevant body.

The government confirms that councils have new powers to investigate and take action where landlords breach applicable rules.

What tenants should not assume after Section 21 ends

The biggest risk is replacing one misunderstanding with another.

Section 21 being abolished does not mean:

• Your landlord can never ask you to leave.
• You can stop paying rent.
• Every rent increase is illegal.
• Every pet request must be accepted.
• A landlord can never sell their property.
• A notice from a landlord can simply be ignored.
• Every dispute automatically goes to court.

Your rights are stronger in important areas, but your responsibilities remain.

Renters still need to pay rent, comply with legitimate tenancy obligations and respond appropriately to lawful possession processes.

A practical checklist if you are renting right now

If you are a private tenant in England, review these points:

Check your tenancy

Confirm what type of tenancy you have and keep your original paperwork.

Check your rent

Look at when the rent was last increased and keep copies of any notices.

Check your landlord's contact details

Make sure you know who manages the property and how formal notices are normally delivered.

Save important evidence

Do not rely on your email inbox alone. Keep copies of important documents.

Know your local council

Your council may be able to investigate certain housing and landlord breaches.

Do not ignore possession notices

Even if you believe the landlord is wrong, deal with the notice quickly.

Get advice early

A short conversation with a housing adviser can be much easier than trying to fix a problem after a court deadline has passed.

Example: what the new system could mean for a tenant

Imagine Sarah rents a two-bedroom flat in Manchester.

Her tenancy started before May 2026. In August 2026, her landlord sends a message saying:

“Your fixed term has ended. I want the property back, so you have two months to leave.”

Sarah should not assume the message is automatically valid simply because her original agreement had a fixed end date.

She should ask the landlord which possession ground they are relying on and request the formal notice.

If the landlord has no applicable ground and is simply attempting to recreate the old Section 21 process, Sarah may have grounds to challenge the approach.

Now imagine the landlord instead wants to sell the property and uses the applicable statutory ground.

The situation is different. Section 21 may be gone, but a qualifying possession ground can still allow the landlord to seek possession if the legal requirements are met.

That distinction is at the heart of the new system.

The future of renting after Section 21

The Renters’ Rights Act represents a substantial structural change to private renting in England, but 1 May 2026 is not the end of the reform programme.

The government has also legislated for wider improvements to housing standards and tenant protection, including measures relating to the Decent Homes Standard and Awaab’s Law in the private rented sector, with implementation details developing over time.

The enforcement side is also becoming more important. Local authorities have expanded powers, while the legislation introduces stronger financial penalties and rent repayment mechanisms for certain breaches.

For tenants, the practical trend is towards a system where documentation matters more.

For landlords, compliance matters more.

And for both sides, understanding the exact statutory process will become more useful than relying on old assumptions about fixed-term contracts and Section 21 notices.

Key Insights

1. Section 21 no-fault evictions are now abolished for private rented tenancies in England from 1 May 2026.
2. A landlord can still seek possession, but they generally need to rely on a valid statutory ground and follow the required procedure.
3. Most existing assured shorthold tenancies have become assured periodic tenancies, meaning they no longer operate around the old fixed-term structure.
4. Rent increases are restricted to generally once a year, with at least two months' notice and a prescribed process. Tenants may challenge increases above open-market rent.
5. Tenants can request pets, and landlords cannot unreasonably refuse. Requests should be made in writing.
6. Rental bidding restrictions now apply, so landlords and agents cannot simply turn an advertised rent into an informal bidding competition.
7. Keep written evidence. Notices, rent records, messages, adverts and emails can become important if a dispute develops.
8. Do not ignore a possession notice. If you think the landlord is acting unlawfully, get advice quickly rather than assuming the notice can be disregarded.

FAQ

1. Is Section 21 completely abolished in England?

Yes. Section 21 ‘no-fault’ possession has been abolished for the private rented sector in England from 1 May 2026. Landlords must generally rely on a statutory ground for possession instead. Transitional arrangements for qualifying notices issued before 1 May 2026 have now ended.

2. Can my landlord evict me after Section 21 has been scrapped?

Yes. Section 21 ending does not eliminate possession proceedings. A landlord can still seek possession using applicable legal grounds, such as certain rent arrears, antisocial behaviour, sale or landlord-occupation grounds. The correct notice and court process must be followed.

3. Can my landlord make me leave because my fixed-term tenancy has ended?

Not simply because the old fixed term has reached its end. Most assured shorthold tenancies became assured periodic tenancies on 1 May 2026. If the landlord wants possession, they generally need to rely on an applicable possession ground and follow the new process.

4. How much notice must a tenant give to leave?

For an assured periodic tenancy, tenants can generally end the tenancy with two months' notice. The notice normally needs to be given in writing and timed appropriately in relation to the rent period. There are transitional rules for some older tenancies.

5. Can my landlord increase my rent whenever they want?

No. For an assured periodic tenancy, rent can generally be increased only once a year, not during the first year of a new tenancy, and the landlord must normally provide at least two months' notice using the prescribed process.

6. Can I challenge a rent increase?

Potentially, yes. If you believe a proposed increase is above the open-market rent, you may be able to apply to the First-tier Tribunal. Evidence of comparable properties can help demonstrate the prevailing market level.

7. Can my landlord refuse to let me have a pet?

A landlord can refuse a pet request in reasonable circumstances, but they cannot simply reject it without justification. Tenants should request permission in writing, and landlords generally have 28 days to respond in writing.

8. Can a landlord refuse to rent to me because I receive benefits?

The Renters’ Rights Act introduces protections against landlords and agents refusing prospective tenants because they receive benefits. Keep written evidence if an agent or landlord explicitly gives benefits status as the reason for refusing your application.

9. Can a landlord refuse to rent to someone with children?

The reforms prohibit landlords from refusing to rent to prospective tenants simply because they have children, subject to the detailed legal framework. Tenants who believe they have experienced prohibited discrimination should retain advertisements and correspondence.

10. Can landlords still sell rental properties?

Yes. Selling a property has not become impossible. The Renters’ Rights Act provides applicable grounds through which a landlord may seek possession for sale, but statutory conditions and restrictions apply. For example, the relevant sale ground cannot generally be used during the first 12 months of a tenancy.

11. What should I do if my landlord tells me to leave by text?

Ask for the request and the legal reason in writing, keep the message, and check whether a formal possession notice has been served. Do not automatically assume that a text message creates a valid possession order. Seek housing advice if the situation is unclear.

12. Can my landlord change the locks to make me leave?

A landlord cannot simply bypass the legal possession process by unlawfully forcing a tenant out. If you believe you are facing illegal eviction or harassment, preserve evidence and contact your local authority or an appropriate housing advice service promptly.

13. What if I have not received information about the Renters’ Rights Act?

Landlords with existing written tenancy agreements were required to provide the government-produced Information Sheet to tenants by 31 May 2026. If you have not received it, ask your landlord or agent for the required information and keep a written record of the request.

14. Does the Renters’ Rights Act apply everywhere in the UK?

The main tenancy reforms discussed here apply to the private rented sector in England. Housing law is devolved, so Scotland, Wales and Northern Ireland have different legal systems and implementation arrangements. The government publishes separate guidance for those jurisdictions.

15. What is the most important thing tenants should do after Section 21 ends?

Understand your tenancy, keep your paperwork, continue paying rent, and check any possession or rent-increase notice carefully. If your landlord asks you to leave, identify the legal ground being used rather than assuming either that eviction is impossible or that you must leave immediately.

Final Thoughts

The end of Section 21 changes the balance of the private rental system in England, but tenants still need to understand the rules rather than assuming every landlord action is unlawful.

The biggest practical change is that a landlord can no longer use the old no-fault Section 21 route to recover possession. If possession is sought, there generally needs to be a recognised legal ground and the correct process must be followed.

At the same time, renters have gained protections around rent increases, rental bidding, pets, upfront rent and discrimination. Most assured shorthold tenancies have also moved into the new periodic tenancy system.

If you are renting today, the most useful thing you can do is stay organised. Keep your agreement, rent records and communications.

If you receive a notice, check it rather than ignoring it. And if something looks wrong, get advice early.

Section 21 may be gone, but knowing what your landlord can legally do — and what you can challenge — is now more important than ever.

Disclaimer: The information provided in this article is for general informational and research purposes only. Company details, features, services, and market positions may change over time. Readers are advised to visit official company websites and conduct independent research before making any business decisions or purchasing services.