Short answer: Early 2026 — most likely April.
The Renters’ Rights Bill received Royal Assent at 7:40pm on 27 October 2025, which means it is now the Renters’ Rights Act 2025 and part of UK law.
The Act delivers sweeping reforms for England’s 11 million private renters, most notably ending Section 21 “no-fault” evictions.
What happens next is about commencement.
Ministers have confirmed that a detailed timetable setting out when each part of the Act takes effect will follow; in the meantime, not everything changes overnight.
Expect a staged rollout, with certain parts of the Act being enforced before others.
Some measures are already moving. Awaab’s Law—time-limited repair duties for health and safety hazards—came into force immediately for social landlords in England, with the government signalling further regulations to extend similar protections into the private rented sector in due course.
When will Section 21 be Abolished?
Section 21 will be abolished on the Commencement Date of the Renters’ Rights Act 2025. That date has not been announced (as of Nov 2025) by the government yet. The Act received Royal Assent on 27 October 2025, and ministers say they’ll give the sector “sufficient notice” before the switchover.
What we do know is the abolition happens in a single “big-bang” start: from the Commencement Date, new and existing ASTs convert to the new tenancy and Section 21 is therefore abolished. Until then, landlords can still use Section 21 under current rules.
We estimate early spring 2026 (around April) for the practical switch-off, but this our best guess, not an official date.
What Happens After Section 21 Is Gone?
This is where things get real. Once Section 21 is scrapped, landlords won’t be able to evict tenants without a legal reason.
So how do you take back your property?
You’ll Have to Use Section 8 (With Valid Grounds)
Section 8 of the Housing Act 1988 is your new best friend. But here’s the catch:
You’ll need to prove a legitimate reason.
Examples of acceptable grounds:
- Rent arrears
- Breach of tenancy
- Wanting to sell or move in
And the Renters’ Rights Bill expands Section 8 to plug the gaps Section 21 used to cover.
Let’s break that down…
New Grounds for Selling or Moving In
This is one of the biggest changes — and biggest concerns.
Landlords have been asking: “What if I need my property back to sell or live in?”
The Bill addresses this directly.
Here’s what it introduces:
- A new legal ground for selling the property
- A separate ground for moving in (yourself or close family)
But it’s not instant. There are conditions:
- You must wait at least 8 months from the start of the tenancy
- You must give a 4-month notice period
So realistically, a tenant could stay for a full year before this ground kicks in.
That’s a big shift from Section 21, which only required 2 months’ notice after 6 months.
Longer Notice Periods for Landlords
Under the new system:
- Selling/moving in: 4 months’ notice (after 8 months’ tenancy)
- Anti-social behaviour: May get faster eviction routes
- Serious rent arrears: Still qualifies for mandatory eviction (more on that in a sec)
- Tenants leaving: Still just need 2 months’ notice
Rent Arrears: Still a Strong Ground
Good news: You can still evict if tenants fall behind on rent.
The threshold stays the same: 2 months’ arrears at notice time, and on the hearing date.
But there’s a new twist: If tenants rack up 3 months’ arrears three times in three years? That’s now a mandatory eviction ground.
No more “pay up just before court” tricks.
Anti-Social Behaviour: Easier to Evict
Dealing with nightmare tenants? The Bill lowers the bar for eviction on anti-social grounds.
Now, you can use “capable of causing” nuisance – not just “likely to”.
Plus, priority relocation for victims of anti-social behaviour in social housing.
If your tenant’s making life hell for neighbours, eviction just got simpler.
How Will This Affect Landlords?
Let’s be blunt: This is a tenant-friendly shake-up.
Here’s what it means for you:
More Admin and Court Time
No more easy Section 21 notices.
Every eviction now needs a valid Section 8 ground – and potentially a court hearing.
That means:
- Gathering evidence (rent records, neighbour statements)
- Longer wait times (courts are already backlogged)
- Higher costs (legal fees could hit £1,000+ per case)
Pro tip: Start documenting everything now. Good records = stronger cases.
Fixed-Term Tenancies Are Out
All new tenancies will be periodic (rolling month-to-month).
No more fixed 6 or 12-month contracts.
Tenants can leave with 2 months’ notice anytime – even after a week.
For landlords? That’s less stability.
But you can still set initial rent and review it annually (with notice).
Rent Increases: New Rules
You’ll need to use a new Section 13 notice for rent hikes.
And tenants can challenge unfair increases at tribunal – with no cap on how much they can dispute.
Plus, bidding wars are banned. You can’t rent to the highest bidder anymore.
Advertise one price, stick to it.
Pets: Harder to Say No
Tenants can request pets, and you can’t “unreasonably” refuse.
But you can require pet insurance to cover potential damage.
If you say no without good reason? Expect a challenge. The Bill clarifies that reasonable refusals might include allergies or property restrictions, but you’ll need to justify it.
How to Prepare as a Landlord
Don’t panic – prepare.
Here’s your action plan:
- Review Your Tenancies
- Check current agreements. Fixed terms end naturally, but no new Section 21s after commencement.
- Switch to periodic early if it suits.
- Tighten Up Screening
- Build a Buffer
- Budget for voids and legal fees.
- Consider landlord insurance that covers eviction costs.
- Stay Informed
- Join landlord associations like the NRLA for updates.
- Follow the Bill’s progress on the government website.
- Consider Selling?
- If the changes feel too much, now’s the time to sell.
- We buy properties fast – even with tenants in situ. Get a free cash offer here.
Final Thoughts
The end of Section 21 levels the playing field – more security for tenants, more accountability for landlords.
If you’re proactive, you’ll adapt just fine.
Struggling with problem tenants or thinking of selling? We’re here to help.
Contact us today for expert advice or a no-obligation offer.
