The end of the Section 21 no-fault evictions
Everyone deserves to feel secure in their own home. One of the most contentious areas of the private letting market in England and Wales has always been the ability for a landlord to serve a ‘Section 21’ no-fault eviction on their tenants, and expect them to find new accommodation unexpectedly. However, all this is now changing.
From 1 May 2026, the Renters’ Rights Act comes into force, and by far the most talked about change is that landlords can no longer evict you simply because your fixed term ends. Landlords now need valid reasons to get the property back. For example, they may need to sell the property for financial reasons or they may need to move in.
Under the old system, a Section 21 notice needed just two months’ notice after your assured shorthold tenancy (AST) fixed term, often six or 12 months, with no need for justification.
From 1st May, all evictions are moving to Section 8 grounds, which have been expanded under the Act. These include
- serious rent arrears
- landlord selling the property
- landlord or family moving in,
- Extensive property refurbishment, or
- anti-social behaviour.
Each ground requires evidence and a court hearing.
For the tenant, this means the most stability ever! If you pay rent on time, keep the property in good condition, and follow the terms you agreed to when you signed up, you can remain indefinitely in your ‘periodic tenancy’. Courts are also prioritising vulnerable groups: families with children, those with disabilities, or domestic abuse victims get extra safeguards, like priority hearings. The Act introduces ‘good behaviour’ clauses too, since landlords can’t evict for minor issues without proof. The hope is that the focus will be redirected towards property improvements and improving both the lives of the tenants and the value of the landlord’s investment.
Our nationwide management includes regular interim inspections of every property to catch issues early, making sure that compliance is met and high standards are maintained. With the ‘no-fault’ risk removed, and local councils gaining in enforcement power, you’ll be encouraged to report damp, leaks, or safety hazards promptly – not only making your life better, but also maintaining the value of the rental property. We have always prioritised proactive service, swift repairs, transparent communication, and tenant matching to build long-term successful relationships.
For our tenants, we’ll explain any notices clearly, advise on appropriate action, and ensure that your interests are represented. For example, if a landlord claims arrears, we will verify calculations to ensure there is no ambiguity. This reform, however, doesn’t make evictions impossible. Serious cases, like repeated anti-social acts, still allow two-week notices, but the vast majority of everyday tenants gain peace.
If you’re worried, contact us for a chat. Your home is now a true long-term option, backed by law and Urpad’s expertise. Rent with confidence.