Much has been written – and will continue to be written – about the sweeping changes being made to the private rented sector, and its signature provision of ending “no-fault” evictions. One small detail of great significance has finally been clarified – commitment as to the start date.
Phase 1: 1 May 2026
Today the Government published its road map for implementing the provisions of the Renters Rights Act 2025. The key date of the signature provision is 1 May 2026. From and including that date, no valid notice pursuant to Section 21 Housing Act 1988 (the “no fault” ground for possession) can be served, except in the social rented sector.
Proceedings that have already been commenced pursuant to Section 21 notices will be unaffected by the implementation.
Where a Section 21 notice has been served before 1 May 2026, but proceedings have not yet commenced, those proceedings need to be submitted on 31 July 2026 at the latest (being another key provision – the last date on which proceedings pursuant to a valid Section 21 notice can be commenced).
The other provisions being introduced in Phase 1 are:
- The end of fixed term tenancies (existing fixed term tenancies will become periodic overnight).
- Changes to the grounds by which landlords can seek possession pursuant to the section 8 procedure (for example, where the landlord is seeking to sell).
- Control on the procedure for increasing rent.
- Ban on “rental bidding” and payment of more than one month’s rent in advance.
- No discrimination against renters who have children or receive benefits
- Requirement on landlords to consider tenant request to rent with a pet
- Expansion of civil penalties on landlords for breach of regulations
The Birketts View
As has been so often stated since late 2019, when the end of no-fault eviction was first proposed in earnest, further detail will be provided.
However, for the first time there has been a firm commitment to an implementation date. The end is now in sight, and missing it will result in a landlord having to seek possession on the more complex, lengthy and costly Section 8 procedure. If being a private rented sector landlord no longer appeals, now is the time to make use of the no-fault ground before it is consigned to history.
Key Contacts
The content of this article is for general information only. It is not, and should not be taken as, legal advice. If you require any further information in relation to this article please contact the author in the first instance. Law covered as at November 2025.