Renters Rights Act Has Come Into Force: Your Questions Answered

The big shift is here! The Renters Rights Act officially came into force on Friday, 1 May, and now, landlords are living under a new legal reality.

If you’re a landlord and are still unsure about how this Act affects you, don’t worry. Our article today tackles some of the most asked questions on the internet and addresses the most common points of confusion, so you know exactly what steps you need to take.

When Did the Renters Rights Act Come Into Force?

The Renters Rights Act came into force on Friday, 1 May 2026, introducing changes across three key areas for landlords:

• Tenancy Structure has Changed - Fixed-term assured shorthold tenancies are being phased out in favour of open-ended agreements, meaning tenants are no longer tied to a fixed end date
• Evictions Are Restricted to Specific Legal Grounds - Landlords can no longer regain possession simply because a tenancy has reached its end or without stating a valid legal reason. Instead, possession must fall under defined circumstances such as serious rent arrears, breach of tenancy terms, or the landlord needing to sell or move into the property.
• Notice & Process Requirements Are Stricter - Landlords must follow clearer procedural steps when seeking possession, including providing the correct notice and evidence depending on the ground being used.

Existing tenancies are also being brought into this framework, so the changes are not limited to new agreements.

What Is the Biggest Change Landlords Need to Know?

The biggest change introduced by the Renters Rights Act is the abolition of Section 21 “no-fault” evictions.

Under the old system, Section 21 allowed landlords to regain possession of a property without giving a reason, provided the correct notice was served and the legal process was followed. From 1 May 2026, that mechanism no longer exists.

Instead, landlords must now rely on specific legal grounds if they want to evict a tenant. These grounds are limited and defined in law. They include situations such as rent arrears, serious breaches of the tenancy agreement (for example, damage to the property or illegal use), or where the landlord needs to sell the property or move into it personally. Every eviction must now be justified by a recognised legal reason, and that reason must be clearly evidenced.

Can Landlords Still Evict Tenants?

Yes, landlords can still evict tenants, but only in specific, legally defined situations.

When Is Eviction Allowed?

A landlord can only evict a tenant if one of the following applies:

• The landlord intends to put the property on the market and end the tenancy as part of that process
• The landlord (or a close family member) needs to move into the property as their main residence
• Tenant breaches the tenancy agreement (rent arrears, property damage, or illegal use of the property)

These are not optional reasons; at least one must be proven for possession to be granted. And even when a valid reason exists, the eviction process is now more regulated than before.

Landlords must:

• Use the correct legal ground that matches their situation
• Provide proper notice in the required legal format
• Be able to support their eviction claim with evidence
• Expect closer scrutiny of whether the reason genuinely applies

What Happens to Existing Tenancies?

Existing tenancies also fall within the scope of the Renters Rights Act and are now subject to the same rules as new agreements.

This means landlords cannot continue to rely on the previous legal framework for older tenancies. Instead, they must manage all tenancies under the updated system and understand that existing tenants benefit from the same safeguards as new tenants.

In other words, there is no distinction between old and new rental agreements; existing tenancies are fully within the new legal regime.

Are Fixed-Term Tenancies Still Allowed?

No. And here’s what landlords need to know.

• Tenancies will no longer automatically end at the expiry of a fixed term
• Tenants may potentially remain in the property indefinitely unless a valid legal ground for possession applies
• Landlords can no longer rely on the passage of time as a way to regain control of a property

In practical terms, tenancy duration will not be the determining factor in when a property becomes available.

Conclusion

The Renters Rights Act represents a structural reset of the private rental system, replacing flexibility with a more rule-based framework for how tenancies are created, managed, and ended.

Landlords can no longer rely on timing, assumption, or informal practice when dealing with tenants. Every action now sits within a defined legal framework that requires clear justification and correct procedure.

In practical terms, success under the new regime comes down to one thing — operating with precision, documentation, and a full understanding of the grounds that now govern the rental relationship.