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Landlords in England must use Section 8 grounds to evict tenants following the abolition of Section 21 in May 2026. Ground 8 (serious rent arrears) requires 3 months' arrears at both the notice stage and the hearing.
All deposits must be protected in a government-approved scheme within 30 days and the prescribed information provided to the tenant. Failure to do so bars you from serving a Section 8 notice and can result in a penalty of 1–3x the deposit.
Key areas covered: Section 8, Section 21, deposit protection, landlord licensing, HMO, gas safety, Renters Rights Act. Verified against GOV.UK.
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UK workers and residents have significant legal protections covering employment, housing, benefits, consumer rights and more. These rights are enshrined in legislation including the Employment Rights Act 1996, the Equality Act 2010, the Housing Act 1988, and the Consumer Rights Act 2015.
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What you need to know
As a landlord in England, you have extensive legal obligations to your tenants. These cover health and safety, property standards, deposit protection, right to rent checks, gas and electrical safety, and proper procedures for ending a tenancy. Failure to comply can result in civil penalties, rent repayment orders, and criminal prosecution in serious cases.
Every landlord must have all gas appliances and pipework checked annually by a Gas Safe registered engineer and provide tenants with a copy of the Gas Safety Certificate within 28 days of each check — and before a new tenancy begins. Failure to comply is a criminal offence with an unlimited fine.
Since 2020, landlords of private rented properties must have the electrical installation inspected every five years by a qualified electrician. A copy of the Electrical Installation Condition Report (EICR) must be provided to existing tenants within 28 days and to new tenants before they move in. Properties must meet the 18th Edition Wiring Regulations.
Any deposit taken from a tenant in England must be protected in a government-approved tenancy deposit scheme within 30 days of receipt. You must also provide the tenant with prescribed information about the scheme. Failure to protect a deposit means you cannot serve a valid Section 8 notice and the tenant can claim up to three times the deposit amount in compensation.
The no-fault eviction power under Section 21 of the Housing Act 1988 was abolished for new and existing tenancies from 1 May 2026 under the Renters Rights Act 2025. Landlords must now use Section 8 and one of the specified grounds to recover possession. New grounds include repeated rent arrears and landlord wishing to sell or move in.
Before letting to any adult who will use the property as their main home, landlords in England must carry out Right to Rent checks to confirm the tenant has the legal right to rent in the UK. Failure to carry out checks can result in a civil penalty of up to £10,000 for a first offence and unlimited fines for repeat offences.
This guidance is for general information only and does not constitute legal advice. Always verify current figures and legislation on GOV.UK or seek professional advice for your specific situation.
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