Abolition of Section 21:

Section 21 ‘no-fault’ evictions will be abolished and replaced with an updated Section 8 process, which includes several additional and amended possession grounds. Once implemented, a landlord will only be able to serve notice to end a tenancy using this revised Section 8 procedure.

To improve clarity and confidence for all parties, the Government has added and amended several mandatory grounds for possession. Landlords will be required to provide a specific reason for seeking to end the tenancy and, in most cases, must give four months’ notice. In addition, notice cannot be served to end the tenancy earlier than 12 months after the tenancy began.

Certain grounds will also include restrictions on when a landlord may re-market the property following the use of Section 8, so the implications of serving notice should be carefully considered.

Where a tenant is in rent arrears or breaches the terms of the tenancy agreement, the landlord may also use the updated Section 8 process to seek possession.

End of Fixed-Term Tenancies:

One of the most significant changes is the end of fixed-term Assured Shorthold Tenancies.

From 1 May 2026, all new tenancies, as well as existing fixed-term ASTs, will commence as or automatically convert into periodic (rolling) contracts. Tenants will be required to give two months’ notice if they wish to end the tenancy.

Rent Review Process:

Where a landlord wishes to increase the rent, a Section 13 notice must be served.

A Section 13 notice can only be used once per year, and the proposed rent must reflect open market value, giving the tenant at least two months’ notice of the increase.

If the tenant disagrees with the proposed rent, they will have access to a free tribunal service to challenge it.

Pet Requests:

As is currently the case, tenants will be able to request permission to keep a pet at the property.

However, following implementation of the new rules, landlords will only be able to refuse such requests if it is deemed unreasonable (for example, if pets are prohibited under a headlease). All pet requests must be considered and responded to appropriately and within specified timescales.

A landlord cannot request or receive a higher deposit, nor insist that a tenant takes out pet insurance.

Landlords will, however, continue to have full discretion during the tenant selection process when choosing who to let their property to.

Ban on Rental Bidding:

Even if a tenant offers it, it will be unlawful to accept a rent higher than the advertised price.

Landlord Requesting Rent in Advance:

Landlords will no longer be able to accept more than one month’s rent in advance, and this cannot be collected until the tenancy agreement has been signed.

A tenant may choose to make additional voluntary payments, but these cannot be demanded or written into the tenancy agreement.

The deposit will remain capped at five weeks’ rent and must continue to be protected in an approved deposit protection scheme.

Prohibiting Rental Discrimination:

It will be illegal to discriminate against tenants who have children or who receive benefits.

Landlords will still have the freedom to choose who they let their property to, but decisions must be based on affordability and suitability, not on whether the prospective tenant has children or is in receipt of benefits. Landlords may still request references and carry out credit checks.

• The introduction of the landlord Private Rented Sector Database.
• Launch of the Private Rented Sector landlord Ombudsman.

• A new Decent Home Standard.
• Extension of Awaab’s Law to the Private Rented Sector.
• Introduction of Minimum Energy Efficiency Standards (MEES) of EPC C or equivalent (currently by 2030).

Additional secondary legislation (regulations) will add further detail to some provisions and bring the Act’s measures into force.