The biggest change to tenants' rights in a generation. From 1 May 2026, landlords can no longer evict you without a legal reason. This guide explains the new rules, your rights, and exactly what to do if you're facing eviction.
The Renters' Rights Act 2025 received Royal Assent on 27 October 2025 and came into full effect on 1 May 2026. It abolishes Section 21, overhauls the grounds for eviction, bans discrimination against benefit claimants and families with children, and creates new rights on rent increases, deposits and property standards. This applies to all private tenancies in England.
Section 21 was the law that allowed landlords to evict tenants without giving any reason — often called a "no-fault" eviction. It was used to end tenancies after a fixed term, to remove tenants who complained about repairs, or simply because a landlord wanted their property back.
From 1 May 2026, Section 21 no longer exists for private renters in England. No new Section 21 notices can be issued. If your landlord wants you to leave, they must now use Section 8 and prove one of a specific list of legal grounds — in court, if you dispute it.
Any valid Section 21 notice served on or before 30 April 2026 could still be acted on — but only if court proceedings were issued by 31 July 2026. If you received an old Section 21 notice and court proceedings haven't started by that date, the notice has expired and has no legal force. Seek advice from Shelter immediately if you are in this situation.
Your landlord must serve a Section 8 notice using one of the legal grounds below, wait for the notice period to expire, then apply to court for a possession order if you haven't left. The court must be satisfied the ground is proven before ordering possession.
| Ground | Reason | Type | Notice needed |
|---|---|---|---|
| Ground 1 | Landlord or close family member wants to move in | Mandatory | 4 months — cannot be used in first 12 months of tenancy |
| Ground 1A | Landlord intends to sell the property | Mandatory | 4 months — cannot be used in first 12 months |
| Ground 8 | Rent arrears of 3 months (13 weeks if weekly rent) | Mandatory | 4 weeks — arrears must exist at both notice and hearing |
| Ground 7A | Serious antisocial behaviour, criminality or domestic abuse | Mandatory | None — applies immediately |
| Ground 14 | Nuisance, annoyance, or use of property for illegal purposes | Discretionary | None — but court decides |
| Grounds 10 & 11 | Rent arrears (below 3 months) / persistent late payment | Discretionary | 4 weeks |
Mandatory means the court must grant possession if the ground is proved. Discretionary means the court may grant possession — it considers all the circumstances.
If your landlord is using Ground 1 or 1A (moving in or selling), they cannot re-let or sell to someone other than who they stated within 12 months, or they commit a criminal offence with a civil penalty of up to £7,000 (first breach) or £40,000 (continued breach).
Your landlord must protect your deposit in one of three government-approved schemes within 30 days of receiving it:
They must also give you the "prescribed information" (details of the scheme and your rights) within the same 30-day window.
If your landlord doesn't protect your deposit, you can claim 1 to 3 times the deposit amount in compensation — and a court can order repayment of the deposit plus this penalty.
Your deposit is capped at 5 weeks' rent (or 6 weeks if your annual rent exceeds £50,000).
From 1 May 2026, your landlord can only raise your rent:
You have the right to challenge a rent increase by applying to the First-tier Tribunal (Property Chamber). Bidding wars — where landlords accept offers above the asking rent — are now banned.
Your landlord must keep your home in a good state of repair. This includes:
Under the Homes (Fitness for Human Habitation) Act 2018, your home must be fit to live in at the start of the tenancy and throughout. If your home has serious hazards — damp, mould, unsafe electrics, no heating — your landlord must address them.
Always report repairs in writing (email or text is fine) so you have a record of the date you reported it. If your landlord ignores serious repair issues, you can:
You do not have to leave when you receive a notice. A notice is not a court order. Your landlord cannot make you leave until a court grants a possession order and a bailiff is authorised to enforce it.
Is it a Section 8 notice? What ground is stated? Has the correct notice period been given? Is the form correctly completed (new Form 3A)? An incorrectly served notice may not be valid.
Shelter's free helpline is 0808 800 4444 (Mon–Fri 8am–8pm, Sat 9am–5pm). Citizens Advice: 0800 144 8848. Both can advise you on whether the notice is valid and what your options are.
If the eviction is for rent arrears (Ground 8), the arrears must exist both when the notice is served and at the court hearing. Clearing or reducing arrears before the hearing may stop the eviction — especially for discretionary grounds. Contact your local authority housing team and check for benefit entitlements.
If your landlord applies to court, attend the hearing. You can put your case, challenge the ground being used, and apply for a postponement. Not attending means the court will almost certainly grant possession without hearing your side.
If you're at risk of homelessness within 56 days, your local council has a legal duty to help under the Homelessness Reduction Act 2017. Don't wait until you've actually lost your home — contact them as soon as you get a notice.
Your landlord cannot change the locks while you're a tenant, remove your belongings, cut off utilities, threaten or harass you, or physically force you out. This is illegal eviction under the Protection from Eviction Act 1977 — a criminal offence. If this happens, call the police and contact Shelter immediately on 0808 800 4444.
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Check My Housing Rights →Shelter: 0808 800 4444 — free housing advice including eviction, repairs and deposits (Mon–Fri 8am–8pm, Sat 9am–5pm)
Citizens Advice: 0800 144 8848 — free housing and benefits advice
Your local council: Contact their housing team if you're at risk of homelessness within 56 days
Shelter online: england.shelter.org.uk
GOV.UK eviction guidance: gov.uk/eviction-from-rented-home