Since 1 May 2026, private landlords in England can no longer serve a section 21 “no fault” notice. To end a tenancy, you now need to rely on one of the grounds for possession in section 8, and give the right notice for that ground. If you are thinking of serving a notice, take advice first. A notice with a mistake in it can cost you months.
What has changed
- No more section 21. Every possession claim needs a ground, such as rent arrears or wanting to sell.
- Tenancies are periodic. Fixed terms have gone for most private tenancies. Tenancies roll on month to month.
- Tenants can leave with two months’ notice. They no longer have to wait for a fixed term to end.
- Rent can go up once a year. Increases are made with a formal notice, and tenants can challenge an increase at the tribunal.
- New grounds for landlords. There are grounds for selling the property or for you or your family moving in, with longer notice periods.
If you want to sell or move back in
You can use the new grounds for selling or moving in, but not in the first year of a tenancy, and you must give the notice the Act requires. Your evidence matters, so keep a clear record of your plans.
If your tenant is in arrears
Rent arrears remain a ground for possession. The thresholds and notice periods changed under the Act, so check the figures for your tenancy before you serve a notice.
What to do now
- Check which of your tenancies began before 1 May 2026 and what the tenancy agreements say.
- Review any notices you were planning to serve.
- Keep rent records, communications and inspection notes up to date.
- Speak to us before serving any notice for possession.
How we can help
We advise landlords on notices, possession claims and disputes with tenants, with a fixed fee option agreed at your first consultation. Call 0161 660 1505 or read more about our landlord and tenant service.
This article is general information about the law in England and Wales at the date above. It is not legal advice on your situation. Please contact us before acting on it.
