Since 1 May 2026, Section 21 no-fault evictions are abolished, most tenancies in England are periodic with no fixed end date, and landlords need a Section 8 ground to regain possession. Rent can rise once a year with two months' notice, bidding wars are banned and rent in advance is capped at one month.
What changed on 1 May 2026
- No more Section 21. Landlords can only end a tenancy using a Section 8 notice and a ground for possession.
- Periodic tenancies. New and existing tenancies roll on with no fixed end date. Tenants can leave on two months' notice.
- Rent increases once a year, with two months' notice, to the market rate. Tenants can challenge an increase at the tribunal.
- No bidding. Asking for or accepting more than the advertised rent is banned.
- Rent in advance capped at one month.
- Pets. Landlords must consider a request to keep a pet and can't refuse it unreasonably.
Source: Bradford Council summary of the Act.
Getting a property back: the main grounds
| Ground | Reason | Notice |
|---|---|---|
| Ground 1 | You or a close family member want to move in | 4 months; can't take effect in the first 12 months of the tenancy |
| Ground 1A | You want to sell | 4 months; can't take effect in the first 12 months |
| Ground 4A | Student HMO needed for a new set of students | 4 months; tenants must be told at the start |
| Ground 8 | Serious rent arrears: at least 3 months' rent (or 13 weeks if paid weekly), both when notice is given and at the hearing | 4 weeks |
| Ground 14 | Anti-social behaviour | Can apply to court straight away; no order for 14 days from notice |
Source: GOV.UK grounds for possession guidance. Arrears caused by delayed Universal Credit payments don't count towards Ground 8.
A possession claim costs £415 and a warrant £148. For most grounds the deposit must have been protected properly, with the prescribed information given, or the claim can fail (GOV.UK).
Penalties
Councils enforce the new rules. A standard breach can bring a civil penalty of up to £7,000, rising to £40,000 for serious or repeated breaches, and the maximum Rent Repayment Order doubles from 12 to 24 months' rent (Simply Business).
What's still to come
- Private Rented Sector Database: landlords will have to register themselves and their properties. Expected from late 2026.
- Landlord ombudsman: membership will be compulsory. It follows the database, with reports pointing to 2028.
- Decent Homes Standard: planned for private rentals from 2035 or 2037.
- Awaab's Law: strict timescales for damp, mould and hazards will be extended to private renting, with no date set yet.
Source: Which?
What it means for HMO landlords
Each room tenancy in an HMO is now periodic, so tenants can give two months' notice at any time. Re-letting rooms quickly matters more than ever. Ground 4A gives student HMO landlords a route to align tenancies with the academic year, but only if tenants were told about it at the start.
What it doesn't cover
Holiday and short lets and lets to a company aren't assured tenancies, so most of the Act doesn't apply to them. Commercial leases sit under separate law.
We keep every property we manage compliant: the right paperwork at the start, rent increases done properly, possession handled on the correct ground with the correct notice. Read about our lettings management or book a free consultation.
This guide is general information, not legal advice. Take legal advice on a specific case.