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Renters' Rights Act: what changed for landlords

The Renters' Rights Act came into force in England on 1 May 2026. Section 21 is gone, every tenancy is now periodic, and rent rises follow one procedure. Here is what a self-managing landlord actually has to do differently.

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What to do when a tenant stops paying rent

Rent arrears in England: check the facts, talk early, agree a plan in writing and keep records. If it cannot be solved, possession is by section 8 notice and a court order only. Never change the locks.

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Getting your property back after section 21

Without section 21, possession in England depends on the grounds in Schedule 2. The main ones a self-managing landlord uses, the notice periods, and why LevelMoves hands this to a human.

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How to protect a tenancy deposit, and what happens if you are late

Put the deposit in one of the three government schemes within 30 days and give the prescribed information. If late, the tenant can claim one to three times the deposit and most possession grounds close.

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Form 3A

The prescribed government form for a section 8 notice seeking possession of a private assured tenancy in England, used since 1 May 2026.

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Grounds for possession (ground 1, 1A and 8)

The reasons in Schedule 2 of the Housing Act 1988 on which a landlord can seek possession. Some are mandatory, some discretionary; the main ones are moving in, selling and arrears.

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Harassment of a tenant

Acts by a landlord or anyone for them that are likely to interfere with a tenant's peace or comfort, meant to make them leave or stop using their rights. A criminal offence.

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Illegal eviction

Making a tenant leave, or keeping them out, without a court order and bailiffs: changing locks, removing belongings or cutting off services. A criminal offence.

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Section 21 notice (abolished)

The "no fault" notice a landlord could use to end an assured shorthold tenancy without a reason. Abolished in England from 1 May 2026, for old and new tenancies alike.

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Section 8 notice

The notice a landlord in England serves to start ending an assured tenancy, on Form 3A, naming one or more grounds for possession and the facts behind them.