Renters' Rights Act
Understanding the new tenancy reforms and grounds for possession
The Renters' Rights Act received Royal Assent on 27 October 2025, delivering transformative reforms to the private rented sector. The Act abolishes Section 21 'no fault' evictions and moves all assured tenancies to periodic tenancies, giving tenants greater security while ensuring landlords retain robust grounds for possession where there is good reason.
Key Changes at a Glance
No More Section 21
Landlords can no longer evict tenants without providing a valid reason. All evictions must now use specific grounds for possession.
Periodic Tenancies
All tenancies become periodic: tenants can leave with 2 months' notice. No more being locked into fixed terms.
12-Month Protection
Tenants have a protected period at the start of a tenancy during which landlords cannot evict to sell or move in.
Key Changes & Implementation Timeline
The Renters' Rights Act will be implemented in phases. Here's what's changing and when.
Starting 1 May 2026
Section 21 'No-Fault' Evictions Abolished
- •Landlords will no longer be able to use Section 21 of the Housing Act 1988
- •All evictions must be through Section 8 using valid, specified grounds
Introduction of Assured Periodic Tenancies
- •All new and most existing tenancies will automatically become Assured Periodic Tenancies
- •Tenants can stay indefinitely unless a landlord uses a valid Section 8 ground
- •Tenants can leave with two months' notice
Reformed Possession Grounds
- •Eviction will only be allowed when landlords have a legitimate, evidenced reason
- •Grounds will be strengthened for serious anti-social behaviour and serious or repeated rent arrears
Rent Increases Limited to Once Per Year
- •Landlords must follow the revised Section 13 process, giving tenants two months' notice before any rent increase
Rental Bidding and Excess Rent in Advance Banned
- •Letting agents and landlords cannot encourage or accept bids above the advertised rent
- •Cannot ask for more than one month's rent in advance
Ban on Discrimination Against Families & Benefit Claimants
- •It will be illegal to disadvantage renters because they have children or receive benefits
- •Includes refusing viewings, withholding information, or declining applications
Pet-Friendly Rule
- •Landlords must respond to pet requests within 28 days, providing valid reasons if refusing
Stronger Local Council Enforcement
- •Expanded civil penalties and mandatory enforcement reporting
- •Rent repayment orders extended to superior landlords
- •Maximum penalties doubled
- •New investigatory powers for councils (from 27 December 2025)
From Late 2026: PRS Database & Ombudsman
PRS Database Rollout
All private landlords will be required to register, pay an annual fee, and provide key information including:
- •Contact details for all landlords
- •Full property details (address, type, occupancy, furnishings)
- •Safety certificates (Gas, Electrical, EPC)
PRS Landlord Ombudsman
- •Provide redress for tenants
- •Support landlords with guidance and training
- •Operate on a fair, proportionate fee model
- •Scheme administrator to be appointed 12–18 months before launch
- •Landlord membership expected to become mandatory by 2028
Decent Homes Standard (2035–2037)
Decent Homes Standard for the PRS
- •A new standard will apply to all PRS properties for the first time
- •Introduces minimum housing quality standards with stronger council enforcement powers
Energy Efficiency (EPC C by 2030)
- •All PRS properties must meet EPC C or equivalent by 2030, unless exempt
Housing Health & Safety Rating System (HHSRS) Update
- •A full review of the HHSRS will be implemented as part of the Decent Homes Standard rollout
Awaab's Law Extended to the PRS
- •PRS landlords will have legally enforced deadlines to resolve serious hazards
- •Further consultation will confirm timeframes
Quick Navigation
Jump to a topic to see the relevant grounds for possession.
Grounds for Possession
Under the new system, landlords must use specific grounds to regain possession. Mandatory grounds require the court to award possession if proven. Discretionary grounds allow the court to consider whether eviction is reasonable.
🏠Landlord & Family Occupation
MMandatory Grounds
| Ground | Summary | Notice |
|---|---|---|
| 1 | Occupation by landlord or family: the landlord or their close family member wishes to move into the property. Cannot be used for the first 12 months of a new tenancy. | 4 months |
| 1A | Sale of dwelling-house: the landlord wishes to sell the property. Cannot be used for the first 12 months of a new tenancy. | 4 months |
| 1B | Sale of dwelling-house under rent-to-buy: the landlord is a private registered provider of social housing and the tenancy is under a rent-to-buy agreement. | 4 months |
Occupation by landlord or family: the landlord or their close family member wishes to move into the property. Cannot be used for the first 12 months of a new tenancy.
Sale of dwelling-house: the landlord wishes to sell the property. Cannot be used for the first 12 months of a new tenancy.
Sale of dwelling-house under rent-to-buy: the landlord is a private registered provider of social housing and the tenancy is under a rent-to-buy agreement.
🔑Property Sale & Mortgage
MMandatory Grounds
| Ground | Summary | Notice |
|---|---|---|
| 2 | Sale by mortgagee: the property is subject to a mortgage and the lender exercises a power of sale requiring vacant possession. | 4 months |
| 2ZA | Possession when superior lease ends: the landlord's lease is under a superior tenancy that is ending. Can only be used by private registered providers of social housing, agricultural landlords, supported accommodation holders, or companies majority owned by a local authority. | 4 months |
| 2ZB | Possession when superior lease ends: the landlord's lease is under a superior tenancy that is coming to an end or has ended. Can only be used if the superior lease was for a fixed term of over 21 years. | 4 months |
| 2ZC | Possession by superior landlord: after a superior tenancy ends, the superior landlord becomes the tenant's direct landlord and seeks possession. Limited to specific landlord types. | 4 months |
| 2ZD | Possession by superior landlord: after a superior tenancy ends, the superior landlord becomes the tenant's direct landlord. Only where the superior lease was for a fixed period of over 21 years. | 4 months |
Sale by mortgagee: the property is subject to a mortgage and the lender exercises a power of sale requiring vacant possession.
Possession when superior lease ends: the landlord's lease is under a superior tenancy that is ending. Can only be used by private registered providers of social housing, agricultural landlords, supported accommodation holders, or companies majority owned by a local authority.
Possession when superior lease ends: the landlord's lease is under a superior tenancy that is coming to an end or has ended. Can only be used if the superior lease was for a fixed term of over 21 years.
Possession by superior landlord: after a superior tenancy ends, the superior landlord becomes the tenant's direct landlord and seeks possession. Limited to specific landlord types.
Possession by superior landlord: after a superior tenancy ends, the superior landlord becomes the tenant's direct landlord. Only where the superior lease was for a fixed period of over 21 years.
🎓Student & Worker Housing
MMandatory Grounds
| Ground | Summary | Notice |
|---|---|---|
| 4 | Student accommodation: the property was let to students in the 12 months prior. Can only be used by specified educational establishments. | 2 weeks |
| 4A | Properties rented to students for occupation by new students: a HMO let to full-time students required for a new group in line with the academic year. | 4 months |
| 5 | Ministers of religion: the property is held for use by a minister of religion and is required for that purpose. | 2 months |
| 5A | Occupation by agricultural worker: the landlord requires possession to house an agricultural worker. | 2 months |
| 5B | Occupation by person who meets employment requirements: a private registered provider holds the property for employed tenants and the current tenant does not fulfil those requirements. | 2 months |
| 5C | End of employment by the landlord: the dwelling was let as a result of the tenant's employment and the employment has ended, or is required for a new employee. | 2 months |
| 5D | End of employment requirements: a private registered provider included an employment requirement the tenant no longer fulfils (e.g. key worker). | 2 months |
| 5E | Occupation as supported accommodation: the property is held for supported accommodation and the tenant did not enter the tenancy for care, support or supervision. | 4 weeks |
Student accommodation: the property was let to students in the 12 months prior. Can only be used by specified educational establishments.
Properties rented to students for occupation by new students: a HMO let to full-time students required for a new group in line with the academic year.
Ministers of religion: the property is held for use by a minister of religion and is required for that purpose.
Occupation by agricultural worker: the landlord requires possession to house an agricultural worker.
Occupation by person who meets employment requirements: a private registered provider holds the property for employed tenants and the current tenant does not fulfil those requirements.
End of employment by the landlord: the dwelling was let as a result of the tenant's employment and the employment has ended, or is required for a new employee.
End of employment requirements: a private registered provider included an employment requirement the tenant no longer fulfils (e.g. key worker).
Occupation as supported accommodation: the property is held for supported accommodation and the tenant did not enter the tenancy for care, support or supervision.
🏥Supported & Temporary Accommodation
MMandatory Grounds
| Ground | Summary | Notice |
|---|---|---|
| 5F | Dwelling-house occupied as supported accommodation: the tenancy is for supported accommodation and circumstances making it no longer viable have occurred. | 4 weeks |
| 5G | Tenancy granted for homelessness duty: temporary accommodation no longer required for its purpose. Must be used within 12 months of the local authority's notice. | 4 weeks |
| 5H | Occupation as 'stepping stone accommodation': a registered provider or charity lets at affordable rent to help tenants access the private rented sector, and the tenant no longer meets eligibility criteria. | 2 months |
Dwelling-house occupied as supported accommodation: the tenancy is for supported accommodation and circumstances making it no longer viable have occurred.
Tenancy granted for homelessness duty: temporary accommodation no longer required for its purpose. Must be used within 12 months of the local authority's notice.
Occupation as 'stepping stone accommodation': a registered provider or charity lets at affordable rent to help tenants access the private rented sector, and the tenant no longer meets eligibility criteria.
DDiscretionary Grounds
| Ground | Summary | Notice |
|---|---|---|
| 9 | Suitable alternative accommodation is available for the tenant. | 2 months |
Suitable alternative accommodation is available for the tenant.
🏗️Redevelopment & Enforcement
MMandatory Grounds
| Ground | Summary | Notice |
|---|---|---|
| 6 | Redevelopment: the landlord wishes to demolish or substantially redevelop the property which cannot be done with the tenant in situ. | 4 months |
| 6A | Decant accommodation: the tenant has been provided with alternative accommodation while redevelopment is carried out. | 4 months |
| 6B | Compliance with enforcement action: the landlord is subject to enforcement action and needs possession to become compliant. The court may require landlord compensation to the tenant. | 4 months |
Redevelopment: the landlord wishes to demolish or substantially redevelop the property which cannot be done with the tenant in situ.
Decant accommodation: the tenant has been provided with alternative accommodation while redevelopment is carried out.
Compliance with enforcement action: the landlord is subject to enforcement action and needs possession to become compliant. The court may require landlord compensation to the tenant.
💷Rent Arrears
MMandatory Grounds
| Ground | Summary | Notice |
|---|---|---|
| 8 | Rent arrears: the tenant has at least 3 months' rent arrears (or 13 weeks' if paid weekly/fortnightly) at both notice and hearing. | 4 weeks |
Rent arrears: the tenant has at least 3 months' rent arrears (or 13 weeks' if paid weekly/fortnightly) at both notice and hearing.
DDiscretionary Grounds
| Ground | Summary | Notice |
|---|---|---|
| 10 | Any rent arrears: the tenant is in any amount of arrears. | 4 weeks |
| 11 | Persistent arrears: the tenant has persistently delayed paying their rent. | 4 weeks |
Any rent arrears: the tenant is in any amount of arrears.
Persistent arrears: the tenant has persistently delayed paying their rent.
⚠️Tenancy Breach & ASB
MMandatory Grounds
| Ground | Summary | Notice |
|---|---|---|
| 7A | Severe ASB/criminal behaviour: the tenant has been convicted of specified offences, breached an ASB order, or a closure order is in place. | Immediate |
Severe ASB/criminal behaviour: the tenant has been convicted of specified offences, breached an ASB order, or a closure order is in place.
DDiscretionary Grounds
| Ground | Summary | Notice |
|---|---|---|
| 12 | Breach of tenancy: the tenant has breached a term of their tenancy agreement (other than rent). | 2 weeks |
| 13 | Deterioration of property: the tenant has caused the condition of the property to deteriorate. | 2 weeks |
| 14 | Anti-social behaviour: the tenant or visitors have caused nuisance or annoyance, or been convicted of using the premises for illegal/immoral purposes. | Immediate |
| 14A | Domestic abuse: a social landlord wishes to evict the perpetrator of domestic violence if the partner has fled. | 2 weeks |
| 14ZA | Rioting: the tenant or another adult has been convicted of an indictable offence at a riot in the UK. | 2 weeks |
| 15 | Deterioration of furniture: the tenant has caused the condition of the furniture to deteriorate. | 2 weeks |
| 17 | False statement: the tenancy was granted due to a knowingly or recklessly false statement. | 2 weeks |
| 18 | Supported accommodation: the tenant is refusing to engage with the support provided. | 4 weeks |
Breach of tenancy: the tenant has breached a term of their tenancy agreement (other than rent).
Deterioration of property: the tenant has caused the condition of the property to deteriorate.
Anti-social behaviour: the tenant or visitors have caused nuisance or annoyance, or been convicted of using the premises for illegal/immoral purposes.
Domestic abuse: a social landlord wishes to evict the perpetrator of domestic violence if the partner has fled.
Rioting: the tenant or another adult has been convicted of an indictable offence at a riot in the UK.
Deterioration of furniture: the tenant has caused the condition of the furniture to deteriorate.
False statement: the tenancy was granted due to a knowingly or recklessly false statement.
Supported accommodation: the tenant is refusing to engage with the support provided.
📋Other
MMandatory Grounds
| Ground | Summary | Notice |
|---|---|---|
| 7 | Death of tenant: the tenancy was passed on by will or intestacy. Proceedings must begin within 12 months. | 2 months |
| 7B | No right to rent: at least one tenant has no right to rent under immigration law and the Secretary of State has given notice. | 2 weeks |
Death of tenant: the tenancy was passed on by will or intestacy. Proceedings must begin within 12 months.
No right to rent: at least one tenant has no right to rent under immigration law and the Secretary of State has given notice.
Information sourced from the GOV.UK Guide to the Renters' Rights Act. This page is for informational purposes only and does not constitute legal advice.