The Renters' Rights Act takes effect from this month (1 May), ending Section 21 'no-fault' evictions and moving the private rented sector onto rolling periodic tenancies.
Possession cases must be brought under revised Section 8 grounds, with landlords required to evidence each claim. Student landlords will be able to recover possession in time for September under government guidance, despite standard rules requiring four months' notice before court enforcement.
Transitional arrangements for tenancies signed before 1 May 2026 give landlords until 31 May 2026 to issue written notice confirming the ground can be used, preserving their ability to regain possession.
Ben Beadle, the chief executive of the National Residential Landlords Association, said: "Today marks the biggest shake up to the private rented sector for almost 40 years.
"With 4.7 million households across England in the private rented sector, it is vital that the changes work for landlords as well as tenants."
Impact of the RRA
He added that the key measures of success for the Act are threefold:
- Whether responsible landlords have the confidence to continue providing the homes to rent so many tenants desperately need
- Whether they root out for good the minority of rogue and criminal landlords who undermine the reputation of the responsible majority
- Whether the courts process legitimate possession claims, such as those related to rent arrears and anti-social behaviour, fairly and quickly.
Mr Beadle said: "On all three tests, the jury is very firmly out.
"We will be monitoring developments closely to assess whether the Act is working as intended in practice."
New possession rules
Changes to arrears rules take effect alongside the wider reforms as mandatory possession under Ground 8 now requires at least three months of arrears, with a four-week notice period applied across arrears grounds.
Courts retain discretion in lower-level cases.
Nathan Emerson, the chief executive of Propertymark, said: "Today marks a watershed moment for the private rented sector as the Renters' Rights Act comes into force.
"The removal of Section 21 and the move to a fully periodic tenancy system represent one of the most significant structural changes the industry has ever faced."
He added: "This is no longer about preparation; it is about implementation.
"While this transition will require adjustment, it also presents an opportunity for a more transparent and consistent lettings system."
Overwhelmed court system
Sarah Taylor, a property disputes partner at Excello Law, said: "It remains to be seen how the already overwhelmed court system will deal with an increased number of Section 8 notice claims, particularly where landlords are relying on mandatory grounds.
"There has been discussion as to whether the system will need to be altered to allow mandatory possession claims to be dealt with on paper, but this raises a question over whether this would give tenants sufficient ability to defend claims."
She added: "If landlords fail to comply with the Act, they may be liable for Rent Repayment Orders.
"The liability to comply with the legislation applies to superior landlords as well as immediate landlords so the consequences of not complying with the legislation may be far reaching."
Other new rules
The Renters’ Rights Act will also see a Private Rented Sector Landlord Ombudsman and national database are being rolled out, alongside new rights for tenants to challenge rent increases and request a pet.
The legislation also bans offers above the advertised rent and extends the Decent Homes Standard to privately let property.
Discrimination against applicants with children or on benefits is made unlawful.
Local authorities gain additional enforcement powers, including higher civil penalties and reporting requirements.
Rent repayment orders are expanded and carry increased maximum penalties, with provisions applying to superior landlords.
Student landlords should be organised
Simon Thompson, the managing director of Accommodation for Students, said: "Student landlords now face a system where possession depends on timing, notice and clear evidence, not fixed tenancy end dates.
"The traditional cycle of agreeing fixed-term contracts aligned to the academic year becomes harder to control under periodic tenancies."
He added: "Planning ahead on notices, communication and documentation will be critical to securing properties back for new student intakes.
"In practice, those who treat student lets as a structured, managed process rather than a seasonal arrangement will be in the strongest position."
