30/04/2026
The end of Section 21: Guidance for landlords ahead of May 1st deadline
For the 11 million* people in England who rent privately and the landlords who house them, the implementation of the Renter’s Rights Act marks the most significant shift in the sector for a generation. From May 1st, the traditional fixed-term tenancy will be consigned to history as all contracts move to a single system of rolling periodic tenancies.
While the move aims to provide more flexibility, the looming abolition of Section 21 ‘no-fault’ evictions and new restrictions on rent increases have left many property investors seeking clarity. Following the lengthy legislative journey through Parliament, the reality of these changes is now days away.
Ryan Etchells, Chief Commercial Officer at specialist lender Together, provides the essentials answers to the burning questions facing landlords ahead of the May 1st deadline:
With Section 21 ‘no-fault’ evictions being abolished next week, does this mean you can no longer regain possession of your property?
While Section 21 is being phased out to provide more security for tenants, the Renters’ Rights Act actually strengthens the grounds for possession under Section 8. Landlords can still regain their property if they want to sell it, move back in themselves, or if a family member needs it as their primary residence. However, keep in mind that for these specific grounds, you generally cannot serve notice within the first 12 months of a tenancy, and you won’t be able to re-let the property for a year afterwards.
How often and by how much can you increase the rent under the new rules?
The new legislation moves all tenants onto periodic tenancies, which means rent increases are limited to once per year. Crucially, you can no longer include ‘rent review’ clauses in your contracts to hike prices automatically. Any increase must now be made via a Section 13 notice, and the new rent must reflect the current market rate. If a tenant feels the increase is above market value, they have the right to challenge it through a tribunal.
What happens if your tenant falls into rent arrears?
The Act still protects landlords in cases of non-payment. If a tenant owes at least two months’ rent, you can use Section 8 to start the eviction process. There are also ‘discretionary grounds’ available if there is a consistent history of late payments. While the default notice period for many grounds has increased to four months, the government has maintained the ability for landlords to take action against tenants persistently in arrears or anti-social behavior.
Is the Buy-to-Let market still a viable investment given these changes?
While the shift to rolling tenancies and the end of Section 21 represents a significant change, the fundamental demand for quality rental housing remains incredibly high. These rules are designed to professionalise the sector and w**d out ‘bad’ landlords, but for the majority of responsible investors, the long-term capital growth and steady rental yields still make BTL a smart move. The key is simply staying informed and ensuring your management processes are compliant with the new notice periods.
