Practical steps to safeguard your rental business before the new Renters’ Rights Act takes effect
Landlord eviction law in England and Wales is undergoing one of the biggest reforms in decades. From 1 May 2026, the government will abolish “no-fault” evictions meaning you will no longer be able to regain possession of a property simply because you want it back. Instead, all eviction cases will need a legal reason backed by evidence.
These changes are part of the Renters’ Rights Act 2025, designed to boost tenant protection and while the reforms aim to make renting fairer, they also demand that landlords adapt quickly.
Here’s a clear, practical plan to help landlords prepare, adapt, and protect their rights under the new regime.
1. Understand What’s Changing and What’s Staying the Same
Under the new law, Section 21 “no-fault” notices will be abolished after May 2026. That means you can no longer evict tenants just because you want possession of your own property you must base every eviction on a recognised legal ground under Section 8.
But landlords can still regain possession when:
- Tenants have significant rent arrears
- Tenants breach tenancy terms
- You intend to sell the property or move back in (with stricter notice conditions)
Each ground has specific notice periods and evidence requirements.
2. Review Your Existing Tenancies Before May 2026
If you’ve already served a Section 21 notice before 1 May 2026, that notice remains valid but you must begin court proceedings by 31 July 2026. Notices not acted on by then will lapse.
What you should do now:
- Check all current Section 21 notices and deadlines
- Ensure you begin court claims before the July cutoff
- Gather all documents supporting existing notices (tenancy agreements, deposit protection evidence etc.)
Failing to act before these deadlines could cost you the chance to use those notices.
3. Update Your Notice Practice and Documentation
Once the law changes:
- Section 21 notices will no longer be available
- Every eviction must be based on grounds and evidence
- Tenancies will automatically convert to periodic tenancies (open-ended).
That makes accuracy and documentation more important than ever. For example:
- Rent arrears: Know how many months’ rent must be unpaid before specific grounds apply.
- Breach of tenancy: Keep detailed records of complaints, communications, and evidence of damage or nuisance.
- Plans to sell/move in: Understand notice minimums and any restrictions on marketing the property.
Good documentation isn’t optional it’s essential for every eviction claim you bring after the reforms.
4. Audit Your Property Management Systems
With new rules come new penalties. Once the Renters’ Rights Act takes effect, local authorities will have enhanced enforcement powers including the ability to issue fines for non-compliance.
Landlords should review their processes now to avoid costly errors:
- Make sure tenancy deposits are protected and declarations are compliant
- Ensure written tenancy agreements reflect the new legal framework
- Check that all tenant communications and logs are archived properly
- Put procedures in place to track and evidence breaches at the earliest stage
An audit now will reduce the risk of procedural rejection in court later.
5. Work With Specialists to Stay Ahead
Whether you’re serving notices or handling court proceedings, the transition from Section 21 to entirely grounds-based evictions adds complexity to the eviction process. Using a specialist eviction service like Evictors ensures that:
- Notices are correctly drafted and served
- Evidence is properly organised for court
- Court applications are formatted error-free
- Enforcement (bailiffs & HCEOs) proceeds smoothly
With the law changing, professional support is no longer just useful it’s practical risk management.
