From 1 May 2026, the first stage of the Renters Rights Act 2025 will come into force, signalling a significant shift in the private rented sector. This legislation is expected to bring changes as profound as those introduced by the Housing Act 1988 over 30 years ago, particularly with the abolition of section 21 no-fault evictions.

The end of section 21 no-fault evictions

The most talked-about reform within the Renters Rights Act is the removal of section 21, which currently allows landlords to evict tenants without providing a reason once a fixed-term tenancy has ended. This change will eliminate the ability for landlords to regain possession of their property arbitrarily, fundamentally altering the landlord-tenant relationship.

Tenants will no longer face the implicit threat of eviction simply for asserting their rights. This shift is likely to empower tenants to challenge rent increases through the First Tier Tribunal, refuse to sign additional documentation unless it benefits them, and request necessary repairs with the option to seek compensation if landlords fail to act.

Moreover, tenants may feel more secure in remaining in their homes for longer periods, a trend already hinted at in recent press coverage. However, landlords will retain the right to evict on specific grounds, such as needing the property for personal use or sale (grounds 1 and 1A). Yet, if they re-let the property within 12 months of such an eviction, they risk fines up to £40,000, which may deter many from pursuing these routes.

Changing perceptions of property ownership

Many landlords may feel they are losing control over what they consider ‘their’ property. However, legally, once a property is let, it is no longer solely theirs in the traditional sense. A tenancy constitutes a lease, which transfers certain rights to the tenant, including occupation and use of the property, while the landlord retains the reversionary interest to regain possession at tenancy end.

This distinction has often been overlooked, largely because the section 21 eviction process allowed landlords to reclaim possession with relative ease. Its abolition will recalibrate the power balance, preventing landlords from recovering possession without valid grounds and curbing the ability of less scrupulous landlords to intimidate tenants.

What this means for landlords

Landlords must prepare for a new era where their rights to regain possession are more limited and regulated. They will need to engage more constructively with tenants, addressing repair requests promptly and negotiating rent increases with greater care. The removal of no-fault evictions means landlords must rely on specific legal grounds to regain possession, increasing the importance of compliance and good tenancy management.

Additionally, the risk of significant fines for re-letting properties shortly after eviction on personal use grounds will likely discourage some landlords from using these exceptions lightly. This change emphasises the need for landlords to understand the legal framework thoroughly and adapt their practices accordingly.

Tomorrow’s discussion will focus on the implications of losing fixed-term tenancies under the new legislation.

Source: Based on reporting from The Landlord Law Blog

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