Knowledge Base
The Renters' Rights Act 2025 - your landlord guide.
Royal Assent: 27 October 2025. Phase 1 in force: 1 May 2026. Section 21 is gone, every possession route is evidence-led, and procedural readiness now matters before a notice is served.
Section 21 was abolished on 30 April 2026.
Any new no-fault notice after that point is invalid. After the transition window, private residential possession must use Section 8 with a specific ground, correct notice period, and complete evidence pack.
Implementation Timeline
Live now
Phase 1 - 1 May 2026
Section 21 abolished
All tenancies become periodic
New and amended Section 8 grounds active
Ground 8 threshold raised to 3 months
New notice periods apply
RRA Information Sheet must be served
Coming late 2026
Phase 2 - TBC
Mandatory PRS Database registration
Private Sector Ombudsman launches
Database record affects access to most S8 grounds
Public compliance records begin to matter
Future phases
Phase 3+ - 2027+
Awaab's Law extended to PRS
Decent Homes Standard applied
Court reform and digital possession process
Further secondary legislation
What Changed For Landlords
No S21
Section 21 abolished
No more no-fault eviction route. Every possession claim now needs a Section 8 ground and evidence.
G8
Ground 8 raised to 3 months
Mandatory arrears threshold increased from 2 months. Universal Credit payment delays are excluded.
1A
New Ground 1A
Landlords can seek possession to sell, with 4 months notice and a 12-month tenancy condition.
PRS
Database and Ombudsman next
Phase 2 will make PRS Database and Ombudsman compliance part of operating safely.
Ground 8 Is Harder Now
The most commonly used mandatory possession ground has changed. The arrears threshold rose from 2 months to 3 months, the notice period is now 4 weeks, and UC-delayed sums must be excluded from the calculation.
Old Rule
2 months arrears
Required at notice date and hearing date. Notice period was 2 weeks.
New Rule
3 months arrears
Required at notice date and hearing date. Notice period is 4 weeks. UC payment delays do not count.
The Deposit Rule Is The Case-Killer
If the deposit is not protected, you cannot obtain possession on any ground except Grounds 7A and 14.
This blocks Ground 8 for arrears, Ground 1A to sell, Ground 1 to occupy, and most other routes. Check deposit protection before drafting a notice.
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