Likely timelines
The Renters’ Rights Act received Royal Assent on 27 October 2025. Abolition of Section 21 “no-fault” evictions will not take effect until the government brings the relevant provisions into force. The Government confirmed on 13 November 2025 that Section 21 abolition and the new tenancy regime will take effect from 1 May 2026. Treat 1 May 2026 as the confirmed Commencement Date.
Transition arrangements (from Royal Assent to commencement)
Until the new rules actually start, landlords can still serve valid Section 21 notices (Form 6A) provided all existing conditions are met.
Once the abolition begins:
- No new Section 21 notices can be served.
- Assured shorthold tenancies will give way to assured periodic tenancies as the default.
- Possession will rely on Section 8 grounds (which are being clarified and, in places, expanded), rather than a no-fault route.
Key transitional time limits:
If a landlord served a valid Section 21 notice before commencement, they may still issue a court claim after commencement, but only within strict deadlines. In short, you must ask the court to issue proceedings by the earlier of:
- the usual six-month limit from service of the notice (or, where the law required giving more than two months’ notice, within four months of the notice’s expiry); or
- three months after the Commencement Date of 1 May 2026, which is 31 July 2026.
These cut-offs are designed to prevent an open-ended pipeline of legacy Section 21 cases.
Risk planning for landlords and agents
- Diary the deadlines. Track two critical points: (a) the official commencement date (when new Section 21 notices become impossible); and (b) the last day to issue on any pre-commencement Section 21 notice under the “earlier of” rule above.
- Pivot to evidence-ready management. Section 8 is documentation-heavy. Tighten records on arrears, repairs and inspections, communications, and compliance (deposit protection, EPC, gas/electrical safety, How to Rent). Weak paperwork will sink possession claims.
- Refresh tenancy paperwork. Prepare templates for assured periodic tenancies. Update clauses covering notice to quit, pets, rent increases (via Section 13), and house rules so they reflect the post-commencement position.
- Prevent arrears early. Put in place rapid arrears triage, repayment plans, and referral routes to support. Early intervention cuts litigation risk and cost.
- Repairs and standards. Strengthen repair SLAs and evidence trails. Proactive compliance reduces disputes and housing disrepair counterclaims that can derail possession.
- Model court capacity risk. Expect a busy period as legacy Section 21 cases overlap with new Section 8 claims. Build longer lead times into void assumptions and cash-flow forecasts.
Practical next steps
- Audit all tenancies and live matters; flag any that might rely on Section 21 before commencement.
- Train teams on Section 8 grounds, notices, and evidence standards.
- Update landlord and tenant communications to explain the staged change.
- Monitor official announcements for the commencement regulations—the moment they land, your cut-off dates are fixed.