Section 21 is gone: what renters need to know now

On 1st May 2026, something genuinely significant changed for renters in England. The Renters' Rights Act 2025 came into force, and with it went Section 21 — the mechanism that allowed landlords to end a tenancy without giving any reason. If you rent privately, here is what the new rules actually mean for you.

What actually happened on 1st May 2026?

The Renters' Rights Act abolished Section 21 'no-fault' evictions. From that date:

1. Landlords cannot issue a new Section 21 notice.
2. All existing assured shorthold tenancies (ASTs) automatically became assured periodic tenancies with no fixed end date.
3. If you were mid-way through a fixed term, it converted into a rolling monthly (or weekly) tenancy.

Your tenancy no longer has a built-in expiry date that a landlord can use to move you on without reason.

I received a Section 21 notice before May. Am I still at risk?

Possibly — but there is a hard deadline that matters right now. If your landlord served a valid Section 21 notice before 1st May 2026 and has not yet started court possession proceedings, they must do so by 31st July 2026. After that date, any outstanding Section 21 notice becomes legally invalid and your tenancy continues as a normal assured periodic tenancy.

If court proceedings have already been issued, those can still go ahead. If you are in this situation, contact Shelter (0808 800 4444) or Citizens Advice as soon as possible — both offer free housing advice.

Can my landlord still evict me?

Yes, but only on specific legal grounds. All evictions now go through Section 8 of the Housing Act 1988. The Renters' Rights Act expanded the available grounds from 17 to 37, covering both mandatory grounds (where the court must grant possession if the ground is proven) and discretionary grounds (where the court weighs up whether eviction is reasonable).

The most common mandatory grounds include:

1. Serious rent arrears: at least two months' arrears on a monthly tenancy, at the time of both the notice and the court hearing.
2. Landlord intends to sell: the landlord must genuinely intend to sell, and cannot use this ground in the first 12 months of your tenancy.
3. Landlord or close family member moving in: same 12-month restriction applies.
4. Antisocial behaviour or criminal conduct: some of these are mandatory, others discretionary.

For discretionary grounds, you can put your circumstances to the court and a judge decides whether it is reasonable to grant possession — which is a meaningful protection.

What is the 12-month protected period?

If you started a new tenancy on or after 1st May 2026, your landlord cannot serve you with a possession notice during the first 12 months of your tenancy, except in very limited circumstances such as serious antisocial behaviour or extreme rent arrears. This gives new renters a genuine settling-in period without the threat of eviction hanging over them from day one.

How can my landlord raise my rent now?

Under the Act, landlords can only increase your rent once every 12 months and must give at least two months' written notice using a prescribed form — a Section 13 notice. They cannot use rent-review clauses in the tenancy agreement to push rent up more frequently or with shorter notice. If the form is not used correctly, the increase may not be legally valid.

Can I challenge a rent increase?

Yes. If you think the proposed rent is above the market rate for similar properties in your area, you can refer it to the First-tier Tribunal (Property Chamber) before the new rent takes effect. The tribunal will assess what a reasonable open-market rent for your property would be.

One important caveat: the tribunal can set a rent lower, the same, or even higher than your landlord proposed. It is worth taking advice from Shelter or a housing solicitor before applying, so you understand the risk.

Furry friends: what are my rights about pets?

The Act gives tenants the right to request a pet. Your landlord must respond in writing within 28 days and can only refuse on reasonable grounds — for instance, a lease restriction or a property genuinely unsuitable for animals. They cannot simply say no without a reason. If they grant permission, they can ask you to take out pet damage insurance to cover any wear and tear.

Can my landlord refuse to let to me because I receive benefits?

No. The Renters' Rights Act makes it unlawful for landlords to advertise a property as 'no DSS' or to refuse a tenancy because you receive housing benefit or universal credit. Families with children are protected in the same way. Blanket bans on benefit claimants are now illegal, and a landlord who discriminates on this basis could face enforcement action.

What should I do if I receive an eviction notice?

• Check the ground and the notice period carefully. Different grounds require different notice periods — from two weeks for serious antisocial behaviour up to four months for grounds like selling or moving in.
• Do not assume you must leave on the date shown. Your landlord cannot physically remove you without a court order and a bailiff's warrant. Leaving early could put you at a disadvantage if you later need council help.
• Get advice quickly. Shelter (0808 800 4444) and Citizens Advice both offer free housing guidance. Your local council's housing team can also help if you are at risk of homelessness.
• Challenge it if it looks wrong. If the notice appears incorrectly served or the ground does not apply to your situation, a housing adviser or solicitor can help you dispute it.

The bigger picture

The abolition of Section 21 is the most significant improvement to tenant security in a generation. Landlords still have routes to possession where there is a genuine reason — rent arrears, antisocial behaviour, a wish to sell or move in — but the days of no-explanation, no-recourse evictions in England are over. Your tenancy is more secure now than it has ever been.

If you are looking for a new home to rent and want to work with landlords who are fully up to date with the new rules, take a look at what's available through Moovehub.