The Renters Rights Act 2025: Section 21 Reforms Explained
The Renters’ Rights Act 2025 (RRA 2025) introduces the most significant changes to the private rented sector in decades. From 1 May 2026, landlords will no longer be able to serve Section 21 notices for “no fault” evictions. The current Assured Shorthold Tenancy (AST) system will be replaced with a new periodic tenancy model. No fault evictions will only be possible if the Section 21 notice is served on or before 30 April 2026.
Due to the upcoming changes to the Renters Rights' Act, the next few months are critical for landlords and agents to ensure compliance and avoid losing possession rights.
The final deadline
Landlords can only serve a Section 21 notice up to 30 April 2026. After this date, the mechanism will no longer exist within the Renters' Rights Act. More importantly, the term ‘serve’ means the tenant must actually receive the notice by this deadline. To minimise the risk of disputes, landlords should aim to serve notices no later than 27–28 April 2026, which means the notice should be posted no later than 26 April.
Transitional window
If a valid Section 21 notice is served before the deadline:
- It remains usable for a limited period after 1 May 2026.
- Landlords must initiate court proceedings by 31 July 2026 (or earlier in some cases), if they have served the Section 21 notice prior to 1 May.
- If possession proceedings are not initiated within this window, the notice becomes void.
This aligns with Schedule 6, Part 1 of the Renters' Rights Act 2025, which specifies that possession proceedings must be initiated within either six months from the date the notice was served or three months from the commencement date, whichever is earlier.
Why this matters for Agents
Landlords will rely on agents to:
- Identify tenancies where serving a Section 21 notice may still be appropriate.
- Ensure notices are served correctly and on time.
- Avoid invalid notices caused by compliance failures, such as unprotected deposits or missing certificates.
- Prevent landlords from losing their ability to regain possession.
Proactive advice during this transitional period is essential.
What happens after 1 May 2026?
- Section 21 is abolished.
- ASTs are replaced by periodic tenancies.
- Tenants gain a 12-month protection period at the start of a tenancy.
- Tenants can give notice from day one, meaning a tenancy could last as little as two months.
Landlords will need to rethink their strategies, and agents will play a key role in guiding them through this new framework within the Renters' Rights Act.
The transition rules are complex, and the deadlines are unforgiving. If your clients are considering serving a Section 21 notice or are unsure whether they should, specialist legal advice is essential.
If you are an Agent, Landlord or have concerns regarding the termination of Section 21 within the Renters' Rights Act, please get in touch with our expert Dispute Resolution team by calling 01206574431 or by emailing enquiries@tsplegal.com.