Section 21 Is Dead: What Every UK Landlord Must Do Before 1 May 2026

Section 21 no-fault evictions are abolished in England from 1 May 2026 — 23 days away. If you're a private landlord or letting agent, that date marks the biggest change to tenancy law in a generation. But the date most landlords don't know about is 31 May: the deadline to serve the government's official Information Sheet to every single existing tenant. Miss it, and any future eviction attempt becomes legally compromised.

This guide covers exactly what's changed, what you must do by when, and the compliance obligations most landlords haven't heard about yet.

What the Renters' Rights Act Actually Changes

The Renters' Rights Act 2025 received Royal Assent in March 2025. Its provisions are now coming into force in stages — with the most significant changes landing on 1 May 2026.

Here's what changes on that date:

• Section 21 "no-fault" evictions are abolished. From 1 May, you cannot serve a Section 21 notice for any new tenancy. For existing tenancies, the position is slightly more complex — see below.
• New tenancies must be periodic from the outset. Fixed-term assured tenancies cannot be created after 1 May. All new tenancies will be periodic (rolling month-to-month or week-to-week).
• Written statements become mandatory for new tenancies. You must provide a written statement of tenancy terms before the tenancy begins.
• Rent increases are restricted to once per year, and only via a formal Section 13 notice with two months' notice.

The Deadline Most Landlords Have Missed: 31 May 2026

The abolition of Section 21 gets the headlines. But the obligation that will catch most landlords out is quieter and has a tighter window.

By 31 May 2026, you must serve the government's official Information Sheet to every existing tenant.

This is not optional. The Information Sheet explains the new rules to tenants — their rights under the Act, how eviction now works, and the grounds on which a landlord can now reclaim possession. Failure to serve it:

• Does not itself carry a fine — but it compromises your legal position significantly
• Could mean any future possession claim is contested on the basis that the tenant wasn't properly informed of the new regime
• Leaves you exposed in tribunal if the tenant argues procedural non-compliance

The government's Information Sheet is available at gov.uk. If you manage multiple tenancies, you need to serve it to each one individually and document that you've done so.

ComplianceAlert tracks the Renters' Rights Act implementation schedule and sends plain-English alerts when new obligations come into force. Start your free 7-day trial →

What Happens to Existing Tenancies?

The Act draws a distinction between new tenancies (created on or after 1 May 2026) and existing tenancies (created before that date). Here's how it works:

New tenancies from 1 May 2026

• No Section 21 available at all
• All tenancies are periodic from the start
• Written statement must be provided before tenancy begins
• Any eviction must be via one of the new statutory grounds (Section 8)

Existing tenancies (signed before 1 May 2026)

• Section 21 is also abolished for existing tenancies from 1 May 2026
• You cannot serve a new Section 21 notice after that date, even on an old tenancy
• Any Section 21 notices already served before 1 May will still be valid for six months from service date
• After 1 May, possession must be sought via Section 8 grounds

The New Section 8 Grounds for Possession

With Section 21 gone, Section 8 becomes the only route to possession. The Act has reformed and expanded the Section 8 grounds to compensate. Key new grounds include:

• Ground 1A (selling the property): Landlord wishes to sell — but cannot be used in first 12 months of tenancy and requires four months' notice
• Ground 1B (landlord/close family moving in): Landlord or close family member needs the property as their only or principal home — same restrictions apply
• Ground 6A (redevelopment): Major works requiring vacant possession
• Ground 4A (student accommodation): For purpose-built student lets — see below
• Existing rent arrears grounds are retained and in some cases strengthened

The new mandatory grounds (1A, 1B, 6A) require a minimum of four months' notice, up from the two months previously required for Section 21.

Student Let Landlords: Ground 4A Requires Action by 31 May

If you let student accommodation, pay close attention to Ground 4A. This ground allows possession of student accommodation at the end of the academic year — but only if:

1. The tenancy agreement states that the property is let as student accommodation
2. The landlord has served a notice at the start of the tenancy confirming Ground 4A will apply
3. For existing tenants: you must serve confirmation of Ground 4A by 31 May 2026

Student let landlords who fail to serve this confirmation before 31 May will lose access to Ground 4A for that tenancy — meaning they cannot recover the property at the end of the academic year via this route.

What About HMO Landlords?

Houses in Multiple Occupation (HMOs) are subject to the same rules as standard private rentals under the Act. Key points:

• Each individual tenancy agreement within the HMO is subject to the new regime
• The Information Sheet must be served to each tenant individually
• Fixed-term tenancies within HMOs cannot be created after 1 May
• Rent increases must go through the Section 13 procedure — one per year, two months' notice

Letting Agents: What This Means for Your Clients

If you're a letting agent managing properties on behalf of landlord clients, the compliance burden lands on them — but the reputational and practical risk lands on you.

Most private landlords are not regularly engaged with property law updates. The ones who are will be asking their agents for guidance. The ones who aren't will assume their agent is handling it.

Your obligations this month:

• Identify every managed tenancy that requires an Information Sheet to be served
• Serve the Information Sheet on behalf of landlord clients before 31 May
• Review all tenancy agreements that will become periodic after 1 May
• Brief landlord clients on the new possession grounds and notice periods
• Update your standard tenancy agreement templates for new tenancies from 1 May

The agents who brief their clients now will retain them. The ones who don't will find out their clients were blindsided at tribunal.

Not sure if your agency is across all the Renters' Rights Act obligations? Take our free 3-minute Compliance Score quiz — instant results, no sign-up required: compliancealert.co.uk/compliance-score

The Full Renters' Rights Act Compliance Checklist

Use this checklist before 1 May 2026:

Before 1 May 2026

• ☐ Identify all tenancies with Section 21 notices already served — confirm they're valid and within the six-month window
• ☐ Review all fixed-term tenancies expiring after 1 May — plan for periodic continuation under new rules
• ☐ Update tenancy agreement templates to remove fixed-term provisions
• ☐ Prepare written statement templates for all new tenancies
• ☐ Brief all relevant staff or landlord clients on the new possession grounds

By 31 May 2026

• ☐ Serve the government's official Information Sheet to every existing tenant
• ☐ Document service of the Information Sheet for each tenancy (keep copies)
• ☐ Student let landlords: serve Ground 4A confirmation notice to each student tenant
• ☐ HMO landlords: serve Information Sheet individually to each room tenant

Ongoing from 1 May 2026

• ☐ All new tenancies: provide written statement of terms before start
• ☐ All new tenancies: begin as periodic (no fixed terms)
• ☐ Rent increases: Section 13 procedure only, once per year, two months' notice
• ☐ Any possession: use Section 8 grounds only — check correct notice periods per ground

Frequently Asked Questions

Can I still use Section 21 if I serve the notice before 1 May?

Yes — Section 21 notices served before 1 May 2026 remain valid for six months from the date of service. However, after that six-month window, you'll need to start again with a Section 8 claim.

What happens if I try to serve a Section 21 notice after 1 May?

The notice will be invalid. Courts will not process it. You'll need to issue a Section 8 claim instead. Any filing fee paid for invalid proceedings is non-refundable.

Do I need a solicitor to serve the Information Sheet?

No. The Information Sheet is a government document, freely available at gov.uk. You can serve it yourself. However, you should document service carefully — ideally by email with read receipt, or hand-delivered with a signed acknowledgement.

I have 50 managed tenancies. Do I need to serve the Information Sheet to all of them?

Yes. Every existing tenancy as of 1 May 2026 requires individual service of the Information Sheet by 31 May. There is no bulk exemption.

What if my tenant refuses to sign for the Information Sheet?

Document your attempt to serve. Send by recorded delivery and keep the tracking receipt. The obligation is on you to serve, not on the tenant to acknowledge. Evidence of attempted service provides significant legal protection.

What ComplianceAlert Monitors for Landlords and Letting Agents

The Renters' Rights Act is a framework, not a single event. Implementation is staged across 2025–2026, with further provisions — including the new landlord ombudsman scheme and the Decent Homes Standard for private rentals — still to be confirmed.

ComplianceAlert monitors:

• Renters' Rights Act implementation updates and commencement orders
• MHCLG guidance and the official Information Sheet publication
• Building safety obligations for blocks and HMOs (RPEEP, Building Safety Act)
• Fire safety legislation including evacuation plan requirements
• Landlord licensing scheme updates from local councils
• Energy efficiency regulation changes (EPC requirements)

When a new obligation comes into force, you'll get a plain-English alert — before enforcement begins, not after.

Key Dates Summary

Date	Obligation	Who
1 May 2026	Section 21 abolished. New tenancies must be periodic. Written statements mandatory.	All landlords
31 May 2026	Information Sheet served to all existing tenants. Ground 4A confirmed for student lets.	All landlords with existing tenants
Ongoing from 1 May	All possession via Section 8 grounds only. Rent increases via Section 13 only.	All landlords

The Bottom Line

Section 21 is gone in 23 days. The Information Sheet deadline is 53 days away. For most private landlords, the biggest risk isn't the abolition itself — it's the compliance steps they don't know they need to take before enforcement begins.

Serve the Information Sheet. Update your agreements. Know your new possession grounds. And if you're managing properties on behalf of others, make sure your clients know this is happening.

ComplianceAlert monitors the Renters' Rights Act and alerts UK landlords and letting agents to every new obligation before it takes effect. 7-day free trial, no credit card required.

Start free trial → compliancealert.co.uk/property-management

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