The Renters’ Rights Act 2025 introduces major reforms to the private rented sector in England. One of the most widely discussed changes is the planned abolition of “no-fault evictions” under Section 21.
Many landlords are therefore asking an important question: will it still be possible to evict tenants once the new law comes into force?
The short answer is yes, but the legal framework for recovering possession will change.
Key Points for Landlords
- The Renters’ Rights Act 2025 will abolish Section 21 “no-fault” evictions.
- Landlords will instead rely on statutory possession grounds under the Housing Act 1988.
- Some possession grounds are mandatory, meaning the court must grant possession if the legal requirements are met.
- Other grounds are discretionary, allowing the court to consider whether eviction is reasonable in the circumstances.
- Possession claims are expected to become more evidence-based and procedural.
The End of Section 21 “No-Fault” Evictions
For many years, landlords have relied on Section 21 of the Housing Act 1988, which allowed possession to be recovered without providing a specific reason once the tenancy had reached the end of its fixed term.
The Renters’ Rights Act will remove this route to possession.
The reforms are currently expected to come into force on 1 May 2026. Once implemented, landlords will no longer be able to rely on “no-fault” eviction notices under Section 21. Instead, possession claims will generally require landlords to rely on a specific statutory ground for possession.
Changes to Tenancy Structure
The Renters’ Rights Act will also replace assured shorthold tenancies with assured periodic tenancies as the default form of residential tenancy in England. This means most tenancies will no longer have a fixed end date and will instead continue on a rolling basis unless terminated in accordance with the statutory procedures.
Tenants will generally be able to end the tenancy by giving at least two months’ notice, unless a shorter period is agreed in writing.
Possession Claims Will Rely on Section 8 Grounds
In most cases, landlords seeking possession will rely on Section 8 of the Housing Act 1988, as amended by the new legislation.
Examples of common possession grounds include:
- Serious rent arrears
- Anti-social behaviour
- Breach of tenancy obligations
- Situations where the landlord intends to sell the property
- Situations where the landlord or a close family member intends to move into the property
Some of these grounds are mandatory, meaning the court must grant possession if the legal requirements are satisfied. Others are discretionary, meaning the court will consider whether it is reasonable to grant possession in the circumstances.
Will It Become Harder to Evict Tenants?
In practice, possession proceedings may become more structured and evidence-based.
Because landlords must rely on statutory grounds, the court will need to be satisfied that the requirements of the relevant ground have been met. This means accurate documentation, compliance with notice requirements and supporting evidence will become increasingly important.
Revised Grounds for Possession
The Renters’ Rights Act also expands and modifies certain possession grounds to ensure landlords can still recover possession where there is a legitimate reason to do so.
For example, the legislation includes provisions allowing landlords to seek possession where they genuinely intend to:
- Sell the property, or
- Move into the property themselves or allow a close family member to do so
Each ground has specific procedural requirements and notice periods that must be followed.
Taking Advice Before Serving Notice
Because the eviction process will rely on statutory grounds and procedural compliance, landlords may benefit from taking legal advice before serving notices or issuing court proceedings.
Mistakes in the process can lead to delays, additional costs or unsuccessful possession claims.
How We Can Help
At Ranjay Solicitors, we regularly advise landlords on:
- Possession notices and eviction procedures
- Residential landlord and tenant disputes
- Possession proceedings in the County Court
- Compliance with landlord and tenant legislation
If you are a landlord concerned about how the upcoming reforms may affect your ability to recover possession of a property, we can provide clear advice and practical solutions.
Tej Chowdhary, Solicitor at Ranjay Solicitors
(This article is provided for general information only and does not constitute legal advice. For advice tailored to your circumstances, please contact Ranjay Solicitors.)