Section 21 abolished — all new tenancies are periodic assured tenancies
From 1 May 2026, Section 21 no-fault eviction is abolished for all assured tenancies. No new fixed-term assured tenancies can be granted — all new tenancies must be periodic. Existing fixed-term ASTs convert to periodic assured tenancies at the end of the fixed term. All possession requires a specified statutory ground under Schedule 2 to the Housing Act 1988 as amended by the RRA 2025.
Ground 8a, Ground 1A, and amended notice periods
New Ground 8a (mandatory; 4-week notice): persistent arrears — 3+ episodes of 2+ months arrears in any 36-month period; cannot be defeated by clearing arrears. New Ground 1A (discretionary; 2 months' notice): landlord genuinely intending to sell. Existing ground notice periods extended: Ground 8 (4 weeks), Ground 1 (4 months), Ground 6 (4 months). Ground 14 ASB: 2 weeks.
Section 13 rent increases via Form 4A and bidding prohibition
Rent increases in periodic assured tenancies must use Form 4A: at most once every 12 months; 2 months' minimum notice; tenant can refer to First-tier Tribunal before effective date (Tribunal sets market rent; cannot exceed landlord's proposed figure). Landlords are prohibited from soliciting or accepting above-asking-rent offers when marketing property.
Awaab's Law, PRS Ombudsman, Property Portal, and pets
Awaab's Law extends to PRS: landlords must investigate hazards within prescribed periods and remediate within timeframes (24 hours for emergencies). Mandatory PRS Ombudsman membership required for all landlords (compensation up to £25,000). Property Portal registration compulsory before letting. Pets: landlords cannot unreasonably refuse; must respond in 28 days; can require pet insurance. Blanket DSS and children bans prohibited.