{"id":9360,"date":"2026-05-06T11:46:37","date_gmt":"2026-05-06T11:46:37","guid":{"rendered":"https:\/\/rfblegal.co.uk\/?post_type=insight&#038;p=9360"},"modified":"2026-05-06T11:46:40","modified_gmt":"2026-05-06T11:46:40","slug":"renters-rights-act-2025-evictions-after-1-may-2026","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/de\/einblicke\/renters-rights-act-2025-evictions-after-1-may-2026\/","title":{"rendered":"Renters Rights Act 2025 \u2013 Evictions after 1 May 2026"},"content":{"rendered":"<p><a href=\"https:\/\/www.legislation.gov.uk\/ukpga\/2025\/26\/contents\">The Renters\u2019 Rights Act 2025<\/a> (the \u201c<strong>Act<\/strong>\u201d) comes into force on 1 May 2026. The Act executes a pledge of many prior Governments to create a more tenant protective legal framework\u00a0within the private rented sector. This Act has been met with a mixed reaction by Landlords and warrants consideration on their part as it introduces the most prevalent changes to the private rental sector in many decades.\u00a0Arguably, the\u00a0most consequential change is the abolition of Section 21 notices.\u00a0\u00a0<\/p>\n\n\n\n<p>Section 21 notices, commonly known as a \u2018no fault eviction\u2019 mechanism&nbsp;permitted&nbsp;a&nbsp;private&nbsp;landlord to evict a tenant and apply for possession without&nbsp;any&nbsp;breach&nbsp;of tenancy agreement&nbsp;from the tenant. This mechanism for possession is shortly ending. This article explores the key deadlines for serving and relying on Section 21 notices for possession, the updates the Act brings&nbsp;in to&nbsp;Section 8 grounds for possession within the Housing Act 1998 (\u201cthe&nbsp;<strong>Housing Act<\/strong>\u201d) and the practical implications of the new Act.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Key Deadlines from the Act<\/strong>&nbsp;<\/h2>\n\n\n\n<p>As a result of the Act, the deadline for serving a Section 21 notice is by 4.30pm on 30 April 2026, the day before it comes into force. The Section 21 notice must follow all the standard validity procedures under the Deregulation Act 2025.&nbsp;&nbsp;<\/p>\n\n\n\n<p>If a Section 21 notice is validly served by 30 April 2026, a landlord may still apply to the court for a possession order up to 31 July 2026.<strong>&nbsp;<\/strong>This is non extendable. If the landlord does not lodge a court application for possession by this date, a landlord loses the opportunity to seek possession under the Section 21 notice. The same deadlines apply to the \u2018old form\u2019 Section 8 Notices.&nbsp;<\/p>\n\n\n\n<p>Indeed, if a landlord&nbsp;attempts&nbsp;to serve a Section 21 notice on or after 1 May 2026, they risk a fine by the local authority of up to \u00a37,000.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>New Position following the Abolition of Section 21&nbsp;<\/strong>&nbsp;<\/h2>\n\n\n\n<p>On 1 May 2026, following the abolition of&nbsp;no fault&nbsp;eviction under a section 21 notice, a landlord will only be able to recover possession if they serve a section 8 notice relying on the possession grounds specified in Schedule 2 of the Housing Act. The delineation of mandatory and processionary grounds&nbsp;remains&nbsp;following the Act. However, the Act revises and adds new grounds to cover situations such as selling the property, redeveloping the&nbsp;property&nbsp;and moving into the property.&nbsp;&nbsp;<\/p>\n\n\n\n<p>Significantly, on the abolition of Section 21, there is now no paper only procedure for the court to award possession, and all claims must go through a full hearing. This means that possession grounds require&nbsp;clear evidence&nbsp;to be proven at a Court hearing.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Updates to the Section 8 Grounds of the Housing Act&nbsp;&nbsp;&nbsp;&nbsp;<\/strong>&nbsp;<\/h2>\n\n\n\n<p>Detailed below is a summary of more significant updates to the grounds for possession under the Housing Act, and the new grounds introduced by the Act.&nbsp;&nbsp;<\/p>\n\n\n\n<p>Landlords should note that the new Section 8 notice grounds with provisions that require a notice not to expire within a certain period from the start of the tenancy (such as Ground 1 and Ground 1A), continues to be calculated from the original tenancy start date. The Act does not reset the tenancy start date to 1 May 2026 upon entering force. Therefore, a landlord may in theory be able to serve a S.8 Notice on day 1 of the new grounds.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Mandatory Grounds<\/strong>\u00a0<\/h2>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Ground 1 \u2013 Landlord or Family Occupation<\/strong>&nbsp;<\/h3>\n\n\n\n<p>This ground has been widened to make it easier for the Landlord or their family to move in.&nbsp;&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Notice Requirement:<\/strong>\u00a04 months (only to be served after month 8 of the commencement of the tenancy). The expiry date of the notice cannot be in the first 12 months of the current tenancy.\u00a0\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Requirements:<\/strong>\u00a0Evidence is\u00a0required\u00a0that there\u00a0is\u00a0a genuine intention for landlord or close family to occupy.\u00a0<\/li>\n<\/ul>\n\n\n\n<p>The landlord must not market the property for renting or a licence to occupy (e.g. Airbnb style short term let) for a restricted period of 12 months from the later of the relevant date for possession in the notice, or the date of the claim form to bring proceedings to obtain vacant possession. The penalty for doing this is a fine by the local authority of up to \u00a37,000.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Ground 1A \u2013 Intention to Sell<\/strong>&nbsp;<\/h3>\n\n\n\n<p>This is a new ground introduced by the Act.&nbsp;&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Notice Requirement:<\/strong>\u00a04 months (served after month 8 after the commencement of the tenancy). The expiry date of the notice cannot be in the first 12 months of the current tenancy.\u00a0\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Requirements:<\/strong>\u00a0Evidence is\u00a0required\u00a0that there\u00a0is\u00a0a genuine intention to sell.\u00a0<\/li>\n<\/ul>\n\n\n\n<p>The landlord must not market the property for renting or a licence to occupy (e.g. Airbnb style short term let) for a restricted period of 12 months from the later of the relevant date for possession in the notice, or the date of the claim form to bring proceedings to obtain vacant possession. The penalty for doing this is a fine by the local authority of up to \u00a37,000.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Ground 4A \u2013 Student HMOs<\/strong>&nbsp;<\/h3>\n\n\n\n<p>This is a new ground introduced by the Act and is designed specifically for student only HMOs.&nbsp;&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Notice Requirement:<\/strong>\u00a04 months, expiring 1 June and 30 September 2026 (to align with the usual student accommodation turnover periods).\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Requirements:<\/strong>\u00a0There must be\u00a0a\u00a0HMO which is let to full\u2011time students. The Landlord must provide the current student tenants with a written statement that they wish to recover possession under Ground 4A and the fact that the tenants met the \u2018student test\u2019 at the start of the tenancy. The \u2018student test\u2019\u00a0essentially means\u00a0a requirement at a\u00a0full time\u00a0course at a prescribed institution.\u00a0\u00a0<\/li>\n<\/ul>\n\n\n\n<p>For existing tenancies, which were entered into before 1 May 2026, when the Act comes into force, if a landlord has a property with student tenants who met the \u2018student test\u2019 when they originally entered the tenancy, the landlord can use Ground 4A if they serve the written statement by 31 May 2026. This provides the landlord with a&nbsp;one month&nbsp;window to preserve their ability to this ground 4A for existing HMOs in the future.&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Key note:<\/strong>\u00a0This ground cannot be used if the tenancy was agreed more than 6 months in advance before the student tenants are entitled to move in.\u00a0<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Ground 6 \u2013 Redevelopment<\/strong>&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Notice Requirement:<\/strong>\u00a04 months (not served within first 6 months of the commencement of the tenancy).\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Requirements:<\/strong>\u00a0Redevelopment works cannot\u00a0reasonably be\u00a0done with the tenant in occupation. Evidence of the works is\u00a0required.\u00a0<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Ground 6B \u2013 Enforcement Action<\/strong>&nbsp;<\/h3>\n\n\n\n<p><strong>This is a new Ground introduced by the Act.&nbsp;<\/strong>&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Notice Requirement:<\/strong>\u00a04 months.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Requirements:<\/strong>\u00a0Possession needed\u00a0in order to\u00a0carry out works required by enforcement authorities.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Key note:<\/strong>\u00a0Compensation to tenant may be payable.\u00a0<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Ground 7 \u2013 Death of Tenant<\/strong>&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Notice Requirement:<\/strong>\u00a02 months.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Requirements:<\/strong>\u00a0Tenancy was passed on by will or intestacy. Occupier does not meet statutory succession criteria.\u00a0<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Ground 7A \u2013 Serious Antisocial Behaviour<\/strong>&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Notice Requirement:<\/strong>\u00a0Immediate.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Requirements:<\/strong>\u00a0Evidence of criminal or serious antisocial conduct.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Key note:<\/strong>\u00a0Court cannot make an order until 14 days after notice.\u00a0<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Ground 8 \u2013 Serious Rent Arrears<\/strong>&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Notice Requirement:<\/strong>\u00a0This is 4 weeks.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Requirements:<\/strong>\u00a0At least 3 months\u2019 arrears (13 weeks if weekly\/fortnightly rent).\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Key note:<\/strong>\u00a0the Act amends Ground 8 so that the rent arrears are\u00a0required\u00a0to be three months, instead of two months, both at the time of the service of the notice and at any possession hearing. A landlord cannot use this ground if the tenant\u2019s\u00a0late payment\u00a0is due to Universal Credit delays.\u00a0\u00a0<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Discretionary Grounds<\/strong>\u00a0<\/h2>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Ground 10 \u2013 Any Rent Arrears<\/strong>&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Notice Requirement:<\/strong>\u00a04 weeks.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Requirements:<\/strong>\u00a0Any amount of arrears.\u00a0<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Ground 11 \u2013 Persistent Late Payment<\/strong>&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Notice Requirement:<\/strong>\u00a04 weeks.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Requirements:<\/strong>\u00a0Repeated arrears, even if below Ground 8 threshold.\u00a0<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Ground 14 \u2013 Antisocial Behaviour<\/strong>&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Notice Requirement:<\/strong>\u00a0Immediate.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Requirements:<\/strong>\u00a0Evidence of antisocial or serious offending by tenant or associated person.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Key note:<\/strong>\u00a0The Court cannot issue order until 14 days after notice.\u00a0<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Preparations for the Abolition of Section 21<\/strong>&nbsp;<\/h2>\n\n\n\n<p>It is now prudent for landlords to familiarise themselves with the Section 8 framework and to understand the evidential requirements for each ground under the Housing Act.&nbsp;&nbsp;<\/p>\n\n\n\n<p>In practical terms, landlords should ensure there are robust systems in place for understanding the financial standing of any new tenants. Under the Act\u2019s updates to the possession grounds under the Housing Act, tenants will be 4 months in arrears before the landlord is permitted to even issue a possession claim. This change, combined with existing delays in the court system, is likely to extend the time required to recover possession where tenants fall into arrears.&nbsp;&nbsp;<\/p>\n\n\n\n<p>Record\u2011keeping will become increasingly important. Accurate records of rent payments, communications with tenants, maintenance issues, and any conduct relevant to the statutory grounds will be critical in supporting a possession claim. As detailed, key evidence as to the grounds will be required at a court hearing; there is no mechanism for issues to be reviewed by the court on the papers.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Discussion<\/strong>&nbsp;<\/h2>\n\n\n\n<p>The government\u2019s general rationale for abolishing Section 21 notices is rooted in the view that the mechanism enabled landlords to evict tenants without giving a reason, which in turn discouraged tenants from reporting substandard housing conditions or contesting rent increases for fear of retaliatory eviction. By removing&nbsp;this route to possession, the Act seeks to provide tenants with greater security and confidence to assert their rights.&nbsp;&nbsp;<\/p>\n\n\n\n<p>Proponents of the reform welcome the shift towards a more tenant friendly framework, and the greater stability it offers. They argue that the abolition of Section 21&nbsp;represents&nbsp;a necessary modernisation of housing law, aligning it more closely with the realities of long\u2011term renting in the UK. However, recent commentary in the sector reflects a degree of apprehension among landlords now that they may not be able to reclaim possession of their properties as readily as before; even when there are rent arrears by the tenant.&nbsp;<\/p>\n\n\n\n<p>The Act will likely also make landlords more reluctant to let to tenants where they do not have concrete evidence as to their financial. This may well make Landlords more selective and it is widely reported that many landlords are selling which may well deplete the rental market of much needed properties.&nbsp;&nbsp;<\/p>\n\n\n\n<p>What is also unclear is if the court system is ready to handle the inevitable increase of section 8 possession claims. The system was already at breaking point with the \u2018accelerated\u2019 possession route under Section 21.&nbsp;&nbsp;&nbsp;<\/p>\n\n\n\n<p>At Ronald Fletcher Baker, we frequently provide tailored advice to landlords and tenants as to possession, Section 21 and Section 8 notices. Should you wish to discuss a matter further, please contact&nbsp;<a href=\"mailto:b.frost@rfblegal.co.uk\" target=\"_blank\" rel=\"noreferrer noopener\">b.frost@rfblegal.co.uk<\/a>&nbsp;&amp;&nbsp;<a href=\"mailto:v.goulielmos@rfblegal.co.uk\" target=\"_blank\" rel=\"noreferrer noopener\">v.goulielmos@rfblegal.co.uk<\/a>&nbsp;<\/p>","protected":false},"author":12,"featured_media":9361,"parent":0,"menu_order":0,"template":"","format":"standard","meta":{"_acf_changed":false,"om_disable_all_campaigns":false,"_uf_show_specific_survey":0,"_uf_disable_surveys":false,"footnotes":""},"categories":[20],"tags":[],"class_list":["post-9360","insight","type-insight","status-publish","format-standard","has-post-thumbnail","hentry","category-property-litigation"],"acf":[],"aioseo_notices":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.2 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Renters Rights Act 2025 \u2013 Evictions after 1 May 2026 - RFB Legal<\/title>\n<meta name=\"description\" content=\"The Renters\u2019 Rights Act 2025 (the \u201cAct\u201d) comes into force on 1 May 2026. 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