UKRE Newsflash: Section 21 ‘No Fault Evictions’ banned from 1 May 2026

The UK Government has confirmed that the first phase of tenancy reforms under the Renters’ Rights Act 2025 will take effect on 1 May 2026. This milestone represents the most significant shift in tenancy law in a generation. From this date, all existing and new private tenancies in England will transition to the new system.

With a firm date now announced, agents, landlords, and tenants can begin making practical preparations for the changes ahead.

The reforms will be introduced through a staged three phases rollout, beginning with tenancy reform in Phase One.

Key changes include:

• Transition to periodic tenancies
• Limits on rent in advance
• A ban on rental bidding
• Clearer rules on rent increases via Section 13 notices
• Strengthened anti-discrimination measures
• New rights for tenants regarding pets

This first phase sets the foundation for a more transparent, fair, and balanced rental market.

What happens next?

From 1 May 2026:

• All existing assured shorthold tenancies will automatically convert to the new tenancy system.
• All new tenancies signed on or after this date will follow the updated rules, including the cap on rent in advance and the revised processes for rent increases and pets.

This change represents a sector-wide reset. Agents should now begin reviewing processes, updating documentation, and preparing communications to guide both landlords and tenants through the transition.

Section 21 Notices

Importantly, Section 21 will not disappear but will be phased out i.e. any Section 21 notice served before 1 May 2026 will still remain valid until it expires (six months from service) or until the tenant vacates.

This transitional measure provides an operational buffer and avoids a last-minute surge in possession proceedings.

Written statements and tenancy documentation

The Act requires that all new tenancies include a written tenancy agreement containing specific information to be set out in secondary legislation.

Landlords will not need to re-issue existing agreements. Instead, they must provide tenants with a Government-produced information sheet explaining how the reforms affect their tenancy.

Where no written agreement currently exists (for example, verbal agreements or protected tenancies under the Rent Act), landlords will need to provide tenants with a written document covering the required information.

Further details on the information sheet will be published once agreed with the Ministry of Housing, Communities and Local Government

Next phases:

The reforms will continue in subsequent phases:

• Phase Two (late 2026): Establishment of the Landlord Ombudsman and launch of the PRS Database.
• Phase Three (consultation expected 2035–2037): Introduction of the Decent Homes Standard and implementation of Awaab’s Law.

Key Takeaway for Landlords

The Renters’ Rights Act reforms represent a fundamental reset of the private rented sector. With the implementation date now confirmed, preparation is essential. Reviewing tenancy processes, updating documentation, and maintaining clear communication by the letting agents / landlords with the tenants will be critical to ensuring a smooth transition.

For more information click here.

Contact Our UKRE Team

If you require further information or legal advice, including conveyancing services in England & Wales, please contact our dedicated UKRE team: Anna Douglass, Alastair Hargreaves, Caren Vidamour, and Hannah Damant. We’re here to help.