General information, not tax or legal advice. Ask a solicitor or your landlord association.
Renters' Rights Act for landlords
On 1 May 2026, part 1 of the Renters' Rights Act 2025 came into force for private assured tenancies in England. Section 21 can no longer be used. This is housing law, not tax.
Key takeaways
- England only. This page is not the law in Wales, Scotland or Northern Ireland.
- From 1 May 2026, landlords cannot use section 21 to seek possession.
- Possession uses a section 8 notice and a ground. This site does not list every ground.
- Database fees, the ombudsman date and later phases are not confirmed here.
What changed on 1 May 2026
GOV.UK says that on 1 May 2026 landlords cannot use section 21 of the Housing Act 1988 to seek possession. Existing assured and assured shorthold tenancies generally became assured periodic tenancies. Social housing landlords who are private registered providers are on a later timetable.
Read repossessing your property after 1 May 2026. A notice served before 1 May 2026 had its own deadline for starting a court claim. That process is on a separate GOV.UK page.
What this site does not date
The landlord database fee and registration dates are not confirmed in this data file. The ombudsman is described in public material as expected later. It is not given a fixed date here. Decent Homes, the extension of Awaab’s Law and a proposed EPC C are later phases. Their dates are unconfirmed on this site, so they are not written up as live duties.
Ask a solicitor or your landlord association. General information, not tax or legal advice.
Sources
- GOV.UK: Find out if and when you need to use Making Tax Digital for Income Tax
- GOV.UK: Use Making Tax Digital for Income Tax
- GOV.UK: Get ready for MTD, an agent toolkit
- GOV.UK: Reduction of the mandation threshold from £30,000 to £20,000 from April 2028
- GOV.UK: Find software that's compatible with Making Tax Digital for Income Tax
- GOV.UK: Repossessing your privately rented property after 1 May 2026
- GOV.UK: Renting out your property, guidance for landlords and letting agents
Reviewed by
Christopher Norton
UK Property Tax & Making Tax Digital Specialist
FCCA and Chartered Tax Adviser. Director of Norton and Sons Associates Property Tax Firm. Property tax and MTD compliance since 2005.