2026 Update: Renting Rules Have Changed In England
From 1 May 2026, the Renters’ Rights Act changed important parts of private renting in England, including section 21 no-fault evictions, tenancy structure and several landlord obligations. The exact answer can depend on dates. Check when the tenancy, notice or rent increase happened.
GOV.UK guidance on the Renters’ Rights Act explains the main private-renting changes. In England, most private rented tenancies are now intended to work as rolling assured periodic tenancies. Landlords generally need a valid possession ground rather than a new section 21 notice. Rent increases usually need the correct section 13 process. Wales, Scotland and Northern Ireland use different rules.
Issue | What to check |
|---|---|
Notice or possession | The date served, the ground relied on, and whether the landlord used the correct form. |
Rent increase | Whether the increase follows the correct process and whether comparable local rents support it. |
Tenancy type | Whether the agreement is now treated as periodic under the new rules. |
Evidence | Keep the tenancy agreement, notices, messages, rent history and photos of disrepair. |
Ground | Example Situation |
|---|---|
Rent Arrears | Tenant owes two months’ rent |
Landlord Wants to Sell | Landlord puts property on market |
Landlord/Family Needs to Move In | Landlord’s child needs a home |
Serious Breach of Tenancy | Anti-social behaviour, property damage |
Redevelopment/Major Works | Major renovations planned |
Employment-Linked Tenancy Ends | Caretaker leaves job |
Supported/Temporary Accommodation | Tenant no longer eligible |
Ending a tenancy isn’t as simple as it once was. With the Renters’ Rights Act 2025, landlords generally need to rely on specific legal grounds to regain possession of their property. This change is intended to give tenants more security and ensure that evictions are fair and justified. Here’s a straightforward guide to the seven permitted grounds for ending a tenancy.
1. Rent Arrears
If a tenant falls seriously behind on rent—usually two months or more—landlords can seek possession. The court will consider the amount owed and whether the arrears are persistent.
2. Landlord Wants to Sell
Landlords may end a tenancy if they genuinely intend to sell the property. Notice must be given, and the process must follow legal requirements.
3. Landlord or Close Family Needs to Move In
If the landlord or a close family member needs to move into the property as their main home, this is a permitted ground. Evidence of genuine need is usually required.
4. Serious Breach of Tenancy
This covers situations where the tenant has breached the agreement in a significant way—such as causing damage, engaging in anti-social behaviour, or subletting without permission.
5. Redevelopment or Major Works
If the landlord needs to carry out substantial works or redevelopment that cannot be done with the tenant in place, possession may be sought. The works must be significant, not just routine repairs.
6. Employment-Linked Tenancy Ends
Where the tenancy was granted because the tenant was employed by the landlord (for example, as a caretaker or farm worker), and that employment ends, the landlord can seek possession.
7. Supported or Temporary Accommodation
If the tenancy was provided as part of supported housing or temporary accommodation, and the tenant no longer meets the eligibility criteria, the landlord may end the tenancy.
Conclusion
The Renters’ Rights Act makes it clear: landlords must have a valid reason to end a tenancy. These seven grounds are designed to balance the rights of landlords and tenants, ensuring homes are secure but also allowing for genuine changes in circumstances.
If you’re unsure which ground applies to your situation, Caira is here to help you understand your options and next steps.
Disclaimer: This article is for informational purposes only and does not constitute legal, financial, or tax advice. Always consider seeking professional support for your specific situation.
If you need more detail, our What is the Break Clause in the Renters’ Rights Act? may help.
You might also find What is the Highest Percentage a Landlord Can Raise Rent? Your Rights Under the Renters’ Rights Act useful.
For related issues, see Will the Renters’ Rights Act Apply to Existing Tenancies?.
How Caira Can Help
Caira by Unwildered can help you turn messy evidence into a clearer plan. You can upload tenancy agreements, rent notices, landlord messages, Universal Credit journal screenshots, photos and inspection reports, including PDFs, letters, screenshots, photos, forms, emails or notes, then ask Caira to summarise the timeline. She can spot missing evidence, draft a calm letter, or prepare questions for a solicitor, adviser, tribunal, court, dealer, landlord or public body. Caira is not a replacement for a regulated adviser in urgent or high-risk cases. She can help you get organised before you act.
