Renters’ Rights Act 2025: The End of Section 21

February 6, 2026

The private rented sector in England and Wales is undergoing its most significant shake-up in thirty years. With the Renters’ Rights Act 2025 receiving Royal Assent on 27 October 2025, the landscape for landlords and tenants is set to change fundamentally.

For many, the most urgent concern is the abolition of Section 21 “no-fault” evictions and the restructuring of how possession can be recovered. Whether you are a landlord managing a portfolio or a tenant renting a family home, knowing these changes is vital.

The shift moves the sector away from fixed-term tenancies toward a system of periodic assured tenancies. This guide explains exactly how the new eviction rules work, the updated grounds for possession under Section 8, and the timelines you need to know to stay compliant.

The End of the “No-Fault” Eviction

For decades, a Section 21 notice has been the standard mechanism for landlords to regain possession of a property without needing to provide a specific reason. Under the Renters’ Rights Act 2025, Section 21 is being abolished entirely. This also means the popular route of securing possession by the “accelerated procedure” which generally did not require a court hearing will also no longer apply. Landlords are therefore required to use the Section 8 process instead and will also need to attend a hearing for a court to decide whether to grant possession or not.

The government’s aim is to provide tenants with greater security and stability. Once the new rules come into effect, all tenancies will become periodic (rolling) with no fixed end date. Tenants can end the tenancy by giving two months’ notice, but landlords can end a tenancy only if they have a valid legal reason specified by law.

This means landlords can no longer serve a notice simply because a fixed term has ended. Instead, you must rely on the strengthened Section 8 grounds for possession.

The New Section 8: A Grounds-Based System

With Section 21 gone, the Section 8 notice becomes the sole route for eviction. To balance the removal of no-fault evictions, the government has expanded and updated the grounds for possession to ensure landlords can still recover their property when it is reasonable to do so.

These grounds are split into “Mandatory” grounds (where the court must grant possession if proven) and “Discretionary” grounds (where the court decides if eviction is reasonable).

Key Changes to Mandatory Grounds

The Renters’ Rights Act 2025 introduces robust mandatory grounds to cover circumstances where a landlord needs to sell or move back in.

• Selling or Moving In: If you wish to sell the property or move into it yourself (or move a close family member in), you can use specific mandatory grounds. However, you cannot use these grounds in the first 12 months of a tenancy. Additionally, you must provide the tenant with 4 months’ notice.
• Rent Arrears: The rules for serious rent arrears are changing. The mandatory threshold has increased from two months’ arrears to three months’ arrears (thirteen weeks arrears if rent is paid weekly). The required level of arrears need to be in place both at the time of serving the notice and also at the date of the hearing. Any reduction of the arrears below the thresholds mentioned will remove it away from being a mandatory ground for possession and landlords may need to rely on the discretionary Grounds 10 and 11. The notice period for this ground has also increased from two weeks to 4 weeks.
• Student Lets: Appreciating the unique nature of the student market in areas like Gloucester and Cheltenham, a new ground has been introduced for Houses in Multiple Occupation (HMOs) let to students. This allows landlords to seek possession in line with the academic year, provided notice is given to correspond with the cycle (June to September).

Summary of New Possession Grounds and Notice Periods

Managing the new notice periods can be complex. Below is a summary of the key grounds relevant to most private residential lets under the new framework.

Note: For grounds relating to selling or moving in, landlords generally cannot market or re-let the property for 12 months after the eviction, to prevent abuse of the system although how this will be enforced is yet to be seen.

When Do the New Rules Start?

While the Act has received Royal Assent, the changes are not immediate. The government has indicated a singular “commencement date” to prevent a two-tier system.

Current guidance suggests the new tenancy system will come into force around 1 May 2026.

Transitional Arrangements

For landlords and tenants with existing agreements, transitional rules apply:

• Existing Section 21 Notices: If a Section 21 notice is validly served before the commencement date (e.g., before 1 May 2026), it remains valid.
• Court Proceedings: Landlords will generally have until 31 July 2026 to initiate court proceedings based on a Section 21 notice served before the deadline. After this date, old notices will likely become ineffective, and a new Section 8 notice would be required.

Impact on Gloucester and Cheltenham Residents

As Solicitors in Gloucester, we see a diverse range of rental scenarios, from student housing near the University of Gloucestershire to professional lets in the city centre.

For Landlords: Removing fixed terms requires a change in mindset. You must ensure your administrative records are flawless. To evict for arrears or anti-social conduct under Section 8, the burden of proof is on you. If your paperwork regarding deposits, safety certificates, or the new “written statement” of terms is incomplete, your claim for possession could be dismissed.

For Tenants: This legislation offers significantly more security. You can challenge rent increases in court if they are intended solely to force you out (economic eviction). You also have the right to request a pet, which landlords cannot unreasonably refuse—though they can require you to cover pet insurance.

Frequently Asked Questions

What is the Renters’ Rights Bill 2025?

The “Renters’ Rights Bill” was the draft legislation that has now been enacted as the Renters’ Rights Act 2025. It is an extensive overhaul of the private rented sector in England. Its primary purpose is to abolish Section 21 evictions, introduce a decent homes standard for the private sector, establish a new Ombudsman, and create a digital property database.

What are the legal requirements for a Section 21 notice in England?

Until the new rules come into force (expected May 2026), a Section 21 notice must still meet strict criteria to be valid. You must use Form 6A, provide at least two months’ notice, and ensure you have protected the tenant’s deposit correctly. You must also have provided the tenant with a valid Gas Safety Certificate, Energy Performance Certificate (EPC), and the government’s “How to Rent” guide prior to service of the notice. Failure to do any of these renders the notice invalid.

What are the key changes in the Renters’ Rights Act 2025 for Gloucester tenants?

For tenants in Gloucester, the key changes are:

1. Security: You cannot be evicted without a proven legal reason.
2. Flexibility: You can end your tenancy with two months’ notice at any time.
3. Standards: New rules will apply regarding damp, mould, and safety (Awaab’s Law).
4. Pets: You have a statutory right to request a pet.
5. Bidding Wars: Landlords and agents are banned from encouraging bidding wars on rent.

How can I challenge an unfair eviction under the Renters’ Rights Act 2025?

Under the new Act, if you receive a Section 8 notice that you believe is invalid (for example, the landlord claims they are selling but you have evidence they are re-letting), you can challenge this in court. The landlord must provide evidence to a judge that the ground is met. Additionally, rent increases can be challenged at the First-tier Tribunal if they are above market rate.

Moving Forward with Confidence

The Renters’ Rights Act 2025 represents a new era for the property market. While the changes are significant, they are manageable with proper preparation and professional support. Whether you are a landlord needing to update your tenancy agreements or a tenant unsure of your new rights, Tayntons Solicitors are set to guide you through the transition.

At Tayntons, we help Landlords & Tenants navigate key changes with confidence.

Our team have provided specialist legal aid to Landlords & Tenants based in and around Gloucester, Stroud and Cheltenham. We can provide a fast, effective resolution so you can advance with confidence.

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