Since 1 May 2026, landlords in England can no longer use Section 21 to end a tenancy without giving a reason, and every tenancy is now a rolling one. Tenants must give two months’ notice to leave, while landlords need a legal ground to regain possession. If your income depends on a tenant staying put and paying on time, the new rules make that planning harder. A fixed monthly rent takes most of that worry away.
What changed on 1 May 2026
The Renters’ Rights Act 2025 is the biggest change to private renting law in England for decades. These are the points that matter most to landlords:
- Section 21 is abolished. You cannot serve a “no-fault” notice any more.
- Fixed terms have ended. Assured shorthold tenancies became assured periodic (rolling) tenancies, and new tenancies start that way too.
- Tenants give two months’ notice to end a tenancy, unless you both agree a shorter period in writing.
- Possession goes through Section 8. You must rely on a set legal ground.
Existing tenancies converted automatically. You did not need to issue a new agreement for this to happen.
What rolling tenancies mean in practice
A rolling tenancy has no end date. It continues month to month until the tenant gives notice or you win possession on a valid ground. The old pattern of a 12-month term, then a renewal or a notice, no longer exists.
For landlords, the big shift is predictability. A tenant can now leave on two months’ notice at any point, so you may see a gap between lets that you did not plan for. You also cannot rely on a fixed term to protect your rent for a set period.
Landlords also had a paperwork task. You had to give existing tenants the government’s Renters’ Rights Act information sheet by 31 May 2026. Councils can fine landlords who failed to do this, with a first penalty of up to £7,000. If you are not sure you did it, check now and ask for advice.
Getting your property back through Section 8
Section 8 is now the main route to possession. It uses specific grounds, and a court decides if you have met them. Here are the ones most landlords ask about:
Rent arrears
The mandatory arrears ground (Ground 8) now applies when a tenant is three or more months behind, or 13 weeks if they pay weekly. You must give at least four weeks’ notice. Earlier arrears grounds that need less debt are discretionary, so a court weighs up whether eviction is reasonable.
Selling or moving in
If you want to sell or move in yourself or a family member, the notice period is four months. You still need to follow the process carefully, because a mistake in the notice can mean starting again.
Court time also matters. Even a strong case takes weeks or months to be heard, and your rent may stop in the meantime. Our guide on getting your property back under the new rules goes through this in more detail.
Rent increases and other rules to know
The changes go beyond ending tenancies. These affect how you manage rent day to day:
- You can raise rent only once a year, using a formal Section 13 notice. Rent review clauses in an agreement can no longer be used.
- You must give at least two months’ notice of a rise. Tenants can challenge it at a tribunal.
- You cannot ask for more than one month’s rent in advance.
- Tenants can ask to keep a pet. You can only refuse with a good, documented reason, and blanket “no pets” clauses cannot be enforced.
In practice, regular rent rises will be harder to push through, and a tribunal can hold a rise back if it is above the market rate.
How Guaranteed Rent keeps your income fixed
With Guaranteed Rent, you receive a fixed rent every month. That includes the months when the property is empty. So when a tenant gives notice, or a possession case drags on, the rent you receive does not change.
Denhan is a London Guaranteed Rent Specialist with 20+ years of experience across all 32 boroughs. There is 0% commission for landlords. We also have our own in-house maintenance team, with maintenance available 24 hour, so repairs are dealt with quickly and tenants have fewer reasons to leave.
We also work with local authorities, which can support steady, long-term use of a property. You can read more on our local authorities page.
A six-month checklist for landlords
Use this list to check where you stand today:
- Confirm the information sheet was served. Keep proof of the date and how you sent it.
- Check your records. Make sure rent payments, deposit details and safety certificates are up to date.
- Plan for a tenant leaving on two months’ notice. Work out how long a void would cost you.
- Review your rent. If you want to raise it, plan a Section 13 notice and be ready to justify the new figure.
- Learn the Section 8 grounds. Know which one would apply to you before a problem starts.
- Compare your options. Ask whether managing the property yourself still suits you. Our FAQs answer common questions about Guaranteed Rent.
Is the new system here to stay?
Yes. Rolling tenancies and Section 8 are now the settled rules in England, so it is worth planning around them rather than waiting for a change. Landlords who prepare early, keep good records and have a steady income in place are the ones who find the new system easiest.
If you would like your London rent to stay fixed whatever happens with notice periods and possession, request a free valuation through our contact page, or read more about Guaranteed Rent first.
Photo: Acabashi, CC BY-SA 4.0