Renters' Rights Bill 2026 & Section 21: What UK Landlords Need to Know

The Renters' Rights Bill is the biggest shift in private-sector landlord and tenant law in three decades. If you let property in England, the way you start, manage, and end tenancies is changing — and it's already started. This is a plain-English guide to what's actually changing, when, and what landlords should be doing right now.

We work with letting agents and landlords across Lincoln and Lincolnshire on the operational side of the changes — void turnarounds, compliance documentation, and the practical reality of properties moving onto the new tenancy regime. Here's what we tell every landlord who calls us about it.

What is the Renters' Rights Bill?

The Renters' Rights Bill is UK government legislation that fundamentally reforms the private rented sector in England. It evolved from the earlier Renters' Reform Bill (paused before the 2024 election) and was reintroduced and passed by the new Labour government with broader scope. Its main aims:

• Abolish Section 21 'no-fault' evictions
• Convert all assured shorthold tenancies (ASTs) to rolling periodic tenancies
• Strengthen tenant protection from rent increases
• Extend Awaab's Law-style damp/mould obligations to the private rented sector
• Create a new Property Ombudsman and Private Rented Sector Database
• Outlaw 'no children, no pets, no benefits' bans in advertising
• Expand the grounds available under Section 8 for landlord-initiated repossession

It applies to England only. Scotland (under its Housing Act), Wales (under the Renting Homes Wales Act) and Northern Ireland have their own separate regimes.

When does Section 21 end?

Section 21 — the no-fault eviction notice that's been the backbone of UK landlord law since 1988 — is being abolished by the Renters' Rights Bill. The exact 'commencement date' is set by secondary regulations laid before parliament in 2025/26. Currently expected to take effect in mid-to-late 2026 for new tenancies, with existing tenancies converting on a single 'all change' date shortly after.

Once the Bill is fully in force, landlords cannot serve a Section 21 notice. The only route to repossession is via Section 8, using one or more of the grounds set out in Schedule 2 of the Housing Act 1988 (with the new and expanded grounds the Bill adds).

What is a Section 21 notice (while it still exists)?

A Section 21 notice is the formal written notice a landlord serves under Section 21 of the Housing Act 1988 to recover possession of a property without giving a reason — provided certain conditions are met. The required notice period is at least 2 months. The tenant doesn't have to leave on the date the notice expires, but the landlord can then apply to court for a possession order.

Strict conditions apply for a Section 21 to be valid:

• Tenant deposit must be protected in a government-approved scheme within 30 days of receipt
• Landlord must have served the prescribed information about the deposit scheme
• The 'How to Rent' guide must have been served at the start of the tenancy
• A valid Energy Performance Certificate (EPC) must be in place
• A valid Gas Safety Certificate (CP12) must have been provided
• A valid EICR must be in place if granted after July 2020
• Council Improvement Notice must not have been served on the property
• Notice must use the prescribed Form 6A
• Cannot be served in the first 4 months of a fixed-term tenancy

Missing any of these makes the Section 21 notice invalid — and the courts strictly enforce this. Many landlords lose possession claims at hearing because of one missing tick-box document.

What replaces Section 21?

After abolition, the only route to ending a tenancy as a landlord is Section 8 — but with significantly expanded grounds. The Bill adds new mandatory and discretionary grounds to Schedule 2 of the Housing Act 1988, designed to cover the legitimate landlord scenarios that Section 21 used to handle.

New mandatory grounds (court must grant possession if proven)

• Ground 1A — landlord wishes to sell the property (cannot use this in the first 12 months of a tenancy; cannot re-let for 12 months after if used)
• Ground 1 (expanded) — landlord or close family member wants to move in
• Ground 8 (rent arrears) — strengthened threshold and procedure
• Ground for student properties needing to align with academic year
• Ground for compliance — landlord can't comply with new licensing without possession

Existing grounds still in use

• Ground 8 — at least 2 months' (or 8 weeks') rent arrears at notice and at hearing
• Ground 10/11 — persistent late payment (discretionary)
• Ground 12-15 — breach of tenancy, anti-social behaviour, damage
• Ground 7 — death of tenant
• Ground 14 — anti-social behaviour (no notice required)

Section 8 has always been more rigorous than Section 21 — you have to prove the ground at court. The Bill keeps that requirement, so landlords need stronger documentation than they may be used to.

What's a periodic tenancy and why does it matter?

A periodic tenancy rolls month-to-month with no fixed end date. The Renters' Rights Bill abolishes fixed-term ASTs entirely — every new tenancy will be periodic from day one, and every existing fixed-term AST converts to periodic on the commencement date.

What this means in practice:

• Tenants can give 2 months' notice at any time (no minimum tenancy length from the tenant side)
• Landlords cannot tie tenants into 12-month commitments
• No 'break clauses' needed — either party can end the tenancy with the appropriate notice
• Rent reviews can only happen once a year, with the landlord giving 2 months' notice

This shifts the landlord business model. Tenants get more flexibility; landlords get less certainty over tenancy length. Voids may become more frequent and more unpredictable, especially for property in less-popular postcodes or with seasonal demand swings (student lets in particular).

Damp, mould, and Awaab's Law extension

Awaab's Law — the 14-day investigation, 7-day repair start framework that came into force for social housing in October 2025 — extends to the private rented sector via the Renters' Rights Bill. From the commencement date for the PRS extension (expected late 2026), private landlords face the same statutory deadlines as social landlords on damp and mould reports.

The practical impact: respond to written tenant complaints about damp or mould in writing within days, get a survey commissioned, and start remedial work within the statutory window. We have a separate guide on Awaab's Law and what landlords need to know — and a guide on what to do if you find mould — both worth reading.

What about pets and benefits?

The Bill bans blanket 'no pets' clauses in tenancies. Tenants will have a 'right to request' a pet, and landlords can only refuse on reasonable grounds (e.g. property unsuitability, freeholder restrictions in flats). Landlords can ask for a separate insurance for pet damage as a reasonable condition of consent.

'No DSS / no benefits' bans on advertising and agent referencing are also outlawed — this was already the case in court rulings, but the Bill writes it into statute. Discrimination claims become easier for tenants to bring.

The Property Ombudsman and PRS Database

The Bill creates a new Private Rented Sector Database — a register every landlord must join, with property details, compliance certificates, and licensing status. Failure to register prevents you from serving any Section 8 notice or recovering possession through court. The database is open to tenants, prospective tenants, and local authorities.

There's also a new Property Ombudsman service — every landlord must join. Tenant complaints about repairs, deposits, or unfair treatment can go to the Ombudsman before (or instead of) court, with binding decisions on landlords. Membership fees are expected at £20-£100 per property per year.

Rent increases under the new regime

Rent can only be increased once every 12 months. The landlord must use the prescribed Section 13 notice procedure with at least 2 months' notice. The increase must be to a 'market rent' — and tenants can refer disputed increases to the First-tier Tribunal (Property Chamber). The tribunal has the power to set the rent at market rate, but cannot set it BELOW market — so it's a cap, not a reduction tool.

In practice this means: gone are the days of upping rent mid-tenancy by agreement on a 6-month review. Rent increases now have process, paperwork, and tribunal exposure.

What landlords should be doing right now

1. 1Audit your portfolio — list every tenancy by type (AST, periodic), expiry date, deposit scheme, and compliance certificate dates
2. 2Make sure all five compliance documents are current on every property (EPC, CP12, EICR, How to Rent guide, smoke/CO alarms)
3. 3Review the tenancy agreement template you use — check it complies with the latest Tenant Fees Act and the Bill's requirements before signing any new ones
4. 4Diary annual compliance renewals well in advance — the new regime is less forgiving of missed deadlines
5. 5Strengthen documentation for any future Section 8 reliance — keep a written log of communications, complaints, and any payment issues
6. 6Consider the impact of full periodic tenancies on your cash flow modelling — voids may be shorter and less predictable
7. 7Get prepared for the PRS database — gather property details, certificates, and licensing status in one place ready to register
8. 8Review your insurance — landlord insurance is updating to reflect the new regime; check what you're covered for
9. 9Consider whether to serve a Section 21 on any tenancies you were already planning to end, while it's still possible

Common landlord scenarios under the new regime

Scenario 1: I want to sell my rental property

Use the new Ground 1A (sale) under Section 8. Cannot serve in the first 12 months of the tenancy. After serving, cannot re-let for 12 months. Tenant gets 2 months' notice. You'll need to evidence intent to sell (e.g. instruction to an estate agent, marketing materials). Penalty for serving the ground in bad faith and then re-letting: rent repayment of up to 24 months' rent.

Scenario 2: I want to move into the property myself or move family in

Use Ground 1 (expanded). Same 12-month tenancy minimum and 12-month re-let restriction. Definition of 'family member' is broader than the old version — includes parents, siblings, children, grandparents, grandchildren, plus their spouses or civil partners.

Scenario 3: My tenant has stopped paying rent

Use Ground 8 (rent arrears). Threshold remains 2 months' rent arrears at notice and at hearing. The procedure is the same as today, but the courts are still slow — expect 4-8 months from notice to possession order. Don't wait — serve the moment you reach the 2-month threshold.

Scenario 4: My tenant is causing problems but isn't in arrears

Anti-social behaviour, breach of tenancy, or property damage — use Section 8 grounds 12-15. Discretionary grounds (the court has to agree it's reasonable). Document everything: noise complaints, neighbour statements, photos of damage, written warnings. Without strong documentation, expect the case to fail.

Scenario 5: Existing fixed-term AST mid-way through

On the commencement date, your fixed-term AST becomes a periodic tenancy. The tenant can give 2 months' notice from that point. You can no longer end the tenancy via Section 21. If you want to end it, you need a Section 8 ground.

Section 21 & Renters' Rights Bill FAQ

When will Section 21 be scrapped / abolished?

The Renters' Rights Bill received Royal Assent in late 2025. The exact commencement date for Section 21 abolition is set by secondary regulations and is currently expected in mid-to-late 2026. Once the date is fixed, all new tenancies operate under the new regime immediately, and existing fixed-term ASTs convert to periodic on a single 'all-change' date shortly after. Always check gov.uk and the Ministry of Housing for the current confirmed timeline.

Is Section 21 still valid in 2026?

Yes — until the commencement date set by the Renters' Rights Bill regulations. Until then, Section 21 notices can still be served on existing tenancies if all the prerequisites (deposit, certificates, How to Rent guide) are met. Once the abolition date passes, no Section 21 notices can be served, even on tenancies that started under the old regime.

What makes a Section 21 notice invalid?

Common reasons Section 21 notices fail at court: (1) deposit not protected in time or prescribed information not served; (2) gas safety certificate missing or expired; (3) EICR missing or expired (post-July-2020 tenancies); (4) EPC missing or below band E; (5) How to Rent guide not served at start of tenancy; (6) wrong form (must be Form 6A); (7) served before the 4-month minimum; (8) less than 2 months' notice given; (9) prescribed information incorrectly worded. Any one of these can be fatal.

How long is a Section 21 notice valid for?

A Section 21 notice is valid for 6 months from the date it expires. So if you serve a 2-month notice on 1 January, the notice expires on 1 March, and you must apply to court for possession by 1 September. After that, the notice expires and you'd need to serve a fresh one (assuming Section 21 is still available at that point).

How do I serve a Section 21 notice correctly?

Use Form 6A (the prescribed Section 21 notice). Give at least 2 months' notice. Serve in writing — by hand with a witness, by recorded delivery, or by email if expressly permitted in the tenancy agreement. Keep proof of service. Make sure all five prerequisite documents are in place at the time of service. Do not serve in the first 4 months of a fixed-term tenancy.

Does the Renters' Rights Bill apply to existing tenancies?

Yes. The Bill includes transitional provisions that convert all existing fixed-term ASTs into rolling periodic tenancies on the commencement date. After that, the same Section 8-only regime applies regardless of when the tenancy started. There's no grandfathering for old tenancies.

Can a tenant leave before the end of a Section 21 notice period?

Yes. Once a Section 21 has been served, the tenant can leave at any point during the notice period (or after) without further notice. Rent is payable up to the date they actually leave. They are not obliged to wait until the notice expires — the notice is the landlord's notice to the tenant, not a binding date for the tenant.

What is a Section 21 eviction notice?

It's not technically an 'eviction notice' — it's a notice that the landlord intends to seek possession of the property. The eviction itself only happens if (a) the tenant doesn't leave when the notice expires AND (b) the landlord obtains a possession order from the court AND (c) bailiffs enforce the order. The whole process from notice to bailiff visit typically takes 6-10 months under current court timescales.

Will rents go up because of the Renters' Rights Bill?

The Bill's own Impact Assessment estimated a small upward effect (1-2%) on rents in the short-to-medium term, due to landlords pricing in the increased risk and reduced flexibility. Real-world effects depend heavily on local supply and demand. In tight rental markets (London, university cities), expect upward pressure. In markets with surplus supply, less so. We're not seeing dramatic shifts in the Lincoln/Lincolnshire market yet but the regime isn't fully in force.

Should I sell my rental property because of the Renters' Rights Bill?

Genuinely a personal decision based on your portfolio and risk tolerance — but no, the Bill does not mechanically make rental property uneconomic. It does shift risk and admin burden. Many private landlords with a single property have decided to sell; many portfolio landlords with management infrastructure are staying. If you do sell, do it via the legitimate Section 8 sale ground after the cut-off, or via a vacant-possession-on-completion sale before the cut-off.

Where can I get up-to-date Renters' Rights Bill information?

Authoritative sources: gov.uk's housing guidance pages, the Ministry of Housing, Communities and Local Government, the National Residential Landlords Association (NRLA), and Shelter (for the tenant-side perspective). Avoid social-media commentary or out-of-date guides that pre-date the Bill becoming law in late 2025.

How LWR Group helps Lincoln landlords adapt

Most of the Bill's impact on landlords falls into three operational buckets: keeping compliance documents bulletproof, managing voids efficiently when tenants give 2-month notice, and responding fast to damp/mould reports under the new Awaab's Law extension. We help with all three:

• Coordinated annual compliance — gas safety, EICR, EPC, smoke/CO alarms managed in one place with renewal reminders
• Fast void turnarounds — clean, decorate, repair, photograph, and re-let in 5-10 working days. Critical when tenants can give 2 months' notice at any time
• Damp and mould response — same-week survey availability through our specialist division The Damp & Mould Man, with HHSRS-compliant reports inside Awaab's Law deadlines
• Documentation and photo evidence — every job comes with before/after photos and a written record, useful for both Section 8 evidence and Property Ombudsman responses

If you'd like a quick portfolio audit and a property maintenance plan tailored to the new regime, get in touch. We work with letting agents and landlords across Lincoln, Lincolnshire and the surrounding area.