The Renters Rights Act 2025 (RRA) represents a significant shift in the private rented sector. With the abolition of Section 21, all tenancies moving to periodic status, and new possession grounds coming into force, landlords, agents, and tenants all face a major period of adjustment. These reforms aim to deliver greater security for renters while balancing landlords’ rights to recover property when necessary.

To help you navigate what’s changing and when, our Possession Team has answered the key questions we’re hearing most often.

1. What is the last date a Section 21 notice can be served?

The RRA received Royal Assent on 27 October 2025, but the major reforms, including the abolition of Section 21, do not take effect until 1 May 2026.

This means that the last date you can serve a Section 21 notice is 30 April 2026. From 1 May 2026, the only notice you can serve would be a Section 8 notice under the new grounds.

To serve a valid Section 21 notice before the deadline, the following must be in order (this list is not exhaustive):

  • Deposit protected correctly with prescribed information served
  • EPC provided
  • Gas Safety Certificates served (where applicable)
  • “How to Rent” guide served
  • Licensing requirements met (where relevant)

Failing to comply with any of these may invalidate the notice, which is particularly important given what is said above.

2. What happens to Section 21 notices already served?

If a valid Section 21 notice is served on or before 30 April 2026, it can still be used, but court proceedings must be issued by 31 July 2026. If you miss that date, the notice effectively expires meaning you cannot serve another.

If your notice is invalid or expires, your options become:

  • Starting a possession claim under the new Section 8 grounds;
  • Rectifying compliance issues and restarting the process (where possible); or
  • Considering negotiation-based exits.

Getting advice early reduces the risk of missing transition deadlines.

3. What are the grounds for possession under the RRA?

When Section 21 is abolished, landlords must rely on the expanded Section 8 grounds, which were strengthened to ensure landlords still have viable routes to possession.

Grounds most likely to be used include:

  • Rent arrears;
  • Landlord intending to sell the property; or
  • Landlord or close family member needing to move in.

The above is not an exhaustive list, but these are the grounds we expect to see most regularly.

Notice periods

While specific grounds attract different notice periods, the updates are designed to balance fairness with practicality, giving tenants more time in situations where landlords are selling or moving back in, while still allowing firmer action on persistent arrears.

The grounds mentioned above will carry a 4-month notice period which is double the notice period required under Section 21.

Tenants will also be able to end their tenancy on notice under the new periodic framework.

4. What happens to rent guarantees following the RRA?

This is an area where formal guidance is still developing. What we do know is that:

  • The Act abolishes all fixed‑term ASTs, replacing them with periodic tenancies as standard; and
  • Existing deeds of guarantee are understood to remain valid.

What we don’t know is whether there will be a time limit on liability for guarantors.

Guarantors entering into new guarantees should review their wording to address duration, renewal, and termination rights.

5. What is the status of tenancies granted before 1 May 2026?

From 1 May 2026, all existing assured shorthold tenancies automatically convert to periodic tenancies. This is a major structural change.

What does this mean in practice?

  • Tenancies become rolling (usually monthly, tied to the rent period);
  • Most contractual terms continue where they’re compatible with the new legal framework; and
  • Any clauses dependent on fixed terms may cease to apply.

This change is intended to give tenants a more secure and stable renting experience while creating consistency across the sector.

6. Are prohibited payments still prohibited?

Yes, prohibited payments under the Tenant Fees Act 2019 remain restricted.

This includes, but is not limited to:

  • Viewing fees
  • Administration charges
  • “Extra” check‑in/out fees
  • Higher holding deposits
  • Most renewal fees

Permitted payments continue to include rent, tenancy deposits, holding deposits (capped), and specific default fees.

The enforcement landscape remains strict, and penalties for non‑compliance continue to apply.

Conclusion

The RRA introduces a new era for landlords, tenants, and letting agents. With the removal of Section 21, the shift to periodic tenancies, and refreshed possession grounds, the sector must adapt quickly. Early preparation will be essential, and our Residential Possession Team is ready to support you.