The Renters Rights Act 2025 received Royal Assent on 27 October 2025, and the commencement date for implementation is 1 May 2026, but is there still time for landlords to use a “no-fault” notice to obtain possession of properties let on assured shorthold tenancies?
The demise of Section 21 of the Housing Act 1988 — enabling service by landlords on tenants of the so-called “no-fault” possession notice — has long been discussed but is now upon us. Further information is available on the government’s website here: Gov.uk ‘Guidance for Landlords and Letting Agents – Renting Out Your Property – Giving Notice to Evict Tenants’.
End of “No-Fault” Evictions – Section 21 Notices to be Abolished
Under the existing regime, landlords can use a section 21 notice to regain possession of a residential property let on an assured shorthold tenancy (AST) without establishing any fault on the tenant’s part. However, after 1 May 2026, ASTs will no longer exist, rendering ‘section 21 notices’ obsolete. Residential tenancies will automatically become periodic tenancies that can be terminated by landlords relying on limited statutory grounds contained in a revised Section 8 of the Housing Act 1988. This change will apply retrospectively to any fixed term ASTs granted before 1 May 2026.
Landlords need to adapt by familiarising themselves with the changes to the ‘section 8’ grounds and may need to brace themselves for a more complex possession process and delays in obtaining a court order for possession.
Change to Landlord and Tenant Rights
For tenants, this change brings increased security of tenure and a reduction in the uncertainty of being asked to leave their homes on two months’ notice. However, as from 1 May 2026, tenants will have the right to terminate a residential periodic tenancy by giving prior written notice to quit to their landlord and cannot be required by landlords to give more than two months’ notice.
In the short window of time before 1 May 2026, there is still time for Landlords to use the section 21 notice procedure, but the clock is ticking, and it is imperative for landlords to ensure any such notices are valid, as they will be losing the opportunity to do so.
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This blog was prepared on 25 November 2025. It is not intended to be advice and should not be relied upon as such.