What does the end of no-fault evictions mean for you — and how do the new Renters’ Rights Act protections work?

What was Section 21 — and why did it cause so much anxiety?

For decades, Section 21 of the Housing Act 1988 allowed landlords in England to end a tenancy without giving any reason at all. All they had to do was give two months’ notice, and you had to go — even if you had never missed a rent payment or caused any problems.

For older people in particular, this was a source of real worry. Being uprooted from a home you have settled into — perhaps near family, your GP, or a support network — can have a serious impact on health and wellbeing. Research consistently shows that housing insecurity affects mental and physical health, and the threat of a Section 21 notice hung over millions of renters.

What exactly changed on 1 May 2026?

The Renters’ Rights Act came fully into force on 1 May 2026, bringing three significant changes for anyone renting privately in England:

• Section 21 is abolished. Your landlord can no longer serve a no-fault eviction notice. If they want you to leave, they must have a legally recognised reason.
• Fixed-term tenancies are replaced by rolling periodic tenancies. If you had a 12-month fixed-term agreement, it has automatically converted to a rolling tenancy. You do not need to sign a new contract.
• Advance rent is capped at one month. Landlords can no longer demand three or six months’ rent upfront — a practice that often shut people on fixed incomes out of the private rental market.

On what grounds can a landlord still ask you to leave?

Your landlord can still end your tenancy — but only using one of the legally defined “Section 8” grounds, and only with proper notice. The most common grounds you are likely to encounter are:

• Significant rent arrears — if you owe four or more weeks of rent, your landlord can give you four weeks’ notice.
• The landlord wants to sell the property — they must give you four months’ notice, and cannot use this ground in the first 12 months of your tenancy.
• The landlord or a close family member wants to move in — again, four months’ notice is required, and not in the first 12 months.
• Serious anti-social behaviour or property damage — shorter notice periods apply in more serious cases.

That four-month notice period for sale or move-in is a significant improvement on the old two months. In practice, it gives you much more time to find somewhere suitable — a genuine difference if you need accessible housing or have a specialist support network in the area.

What happens if your landlord tries to raise your rent?

The Act also puts clear limits on how and when your landlord can increase the rent:

• Rent can only be increased once every 12 months.
• Your landlord must give you at least two months’ written notice on an official form before any increase takes effect.
• Any clause in your old tenancy agreement that allowed more frequent rent rises cannot be enforced under the new rules.

If you think a proposed increase is unreasonable — for instance, a jump well above local market rents — you can challenge it at the First-tier Tribunal (Property Chamber). Crucially, your landlord cannot evict you for making that challenge. That protection removes a real fear that many people had under the old rules.

Does the new law protect you if you claim Housing Benefit or Pension Credit?

Yes. The Act includes a specific ban on so-called “No DSS” discrimination. Landlords can no longer refuse to rent to you, or try to end your tenancy, because you receive Housing Benefit, Pension Credit, or any other state benefit. This is now unlawful, and you can report it to your local council.

The same protection applies if you have grandchildren or other family members living with you — a landlord cannot use that as a reason to refuse or evict.

What should you do if your landlord breaks these new rules?

If your landlord serves an eviction notice without a valid Section 8 ground, or gives you less notice than the law requires, the notice is invalid and you do not have to leave. Here is what to do:

• Do not panic and do not leave immediately. An invalid notice has no legal force.
• Contact Shelter England on 0808 800 4444 (free helpline) or visit Citizens Advice for free advice. Both can help you understand whether a notice is valid and what your options are.
• Report it to your local council. Councils have new enforcement powers under the Act, including substantial fines for landlords who use unlawful eviction tactics.
• Keep records. Save all written communications from your landlord. If the case goes to a tribunal or court, a paper trail is invaluable.