The Renters' Rights Act 2025 Phase 1 commenced on 1 May 2026. These are the questions landlords in England are asking most frequently, with plain-English answers. If the answers below send you looking for compliant paperwork, the landlord documents pack collects the eight core documents in one download.
Section 21 questions
Section 21 is permanently abolished
From 1 May 2026, Section 21 no longer exists as a possession route in England. Serving a Section 21 notice on or after this date carries a civil penalty of up to £7,000.
- Can I still use a Section 21 notice I served before 1 May 2026? No. Court proceedings had to be issued within six months of the notice being given and in any event by 31 July 2026. That hard deadline has passed, all pre-commencement Section 21 notices are now permanently unenforceable.
- What replaces Section 21? Section 8 of the Housing Act 1988 served on prescribed Form 3A. You must cite a valid statutory ground for possession.
- Can I evict a tenant for no reason? No. Every possession claim must now cite a valid Section 8 ground. However, mandatory grounds, including Ground 1A (landlord intends to sell), require the court to grant possession if the ground is made out and procedural requirements are met.
- What if I accidentally serve a Section 21 after 1 May? The notice is void and the local authority can issue a civil penalty of up to £7,000. Repeated service can attract penalties up to £40,000.
Tenancy conversion questions
- What happened to my existing ASTs on 1 May 2026? Every Assured Shorthold Tenancy automatically converted to a Periodic Assured Tenancy (APT) by operation of law. No new documents are required, the conversion is statutory and automatic.
- Does my tenant need to sign a new agreement? No. The conversion is automatic. You should write to each tenant confirming the change and serve the Written Statement of Terms if you have not already done so.
- My tenant has a fixed-term AST running to December 2026, are they still bound by it? No. The fixed term converted to a periodic tenancy on 1 May 2026. The tenant can now give 2 months' written notice to leave at any time.
- Can I still grant a new fixed-term tenancy? No. From 1 May 2026, it is unlawful to grant a new fixed-term assured tenancy in England. Every new tenancy must be a Periodic Assured Tenancy from day one.
Information Sheet questions
- What is the Information Sheet? A government-prescribed document summarising tenant rights, rent increases, pet requests, possession process. Every existing tenant must receive it by 31 May 2026.
- Can I email a link to the government PDF? No. It must be served as an attachment. A link does not constitute valid service.
- Fine for non-compliance? Up to £7,000 per tenancy, imposed by the local authority.
Rent increase questions
- How do I increase rent from 1 May 2026? Section 13 of the Housing Act 1988 using prescribed Form 4A. The old Form 4 is invalid. Maximum one increase per rolling 12-month period, minimum 2 months' notice.
- My tenancy has a rent review clause, can I use it? No. Contractual rent review clauses have no legal effect in Periodic Assured Tenancies from 1 May 2026. You must use Section 13.
- Can the tenant challenge the increase? Yes, by referral to the First-tier Tribunal (Property Chamber) before the effective date. The Tribunal sets the market rent, which cannot be lower than the current rent.
Pet questions
- Can I refuse a pet request? You can refuse on reasonable grounds but cannot maintain a blanket no-pets policy. You must respond in writing within 28 days.
- Can I require pet insurance? No. You cannot make consent conditional on the tenant taking out or paying for pet-damage insurance, and you cannot recharge a policy you arrange, both are prohibited payments under the Tenant Fees Act 2019.
- Can I charge a higher deposit for a pet? No. The Tenant Fees Act 2019 caps deposits at five weeks' rent regardless of pets.
Possession questions
- Can I evict a tenant who owes rent? Yes, Ground 8 (mandatory, 3+ months' arrears), Ground 10, or Ground 11 on a Section 8 Form 3A notice.
- Can I evict because I want to sell? Yes, Ground 1A (mandatory). Four months' notice, minimum 12-month tenancy, 12-month re-let ban.
- Can I evict because I want to move back in? Yes, revised Ground 1 (mandatory). Four months' notice, minimum 12-month tenancy.
- How long does possession take? Typically 3 to 6 months from serving Section 8 notice to possession order under mandatory grounds; longer under discretionary grounds.