Rent reform · England · Updated 2 November 2026
The Renters' Rights Act: what it means for landlords — and your options
The Renters' Rights Act 2025 changes came into effect in England on 1 May 2026, abolishing Section 21 and turning ASTs into periodic tenancies. This page is for landlords in England weighing up what to do next. It summarises the changes in plain English and sets out four options, including leasing to a housing provider. General information, not legal advice.
Key changes at a glance
- 1 May 2026
- Renters' Rights Act 2025 changes in force in England
- Section 21
- 'No-fault' evictions abolished
- ASTs
- Existing and new ASTs become assured periodic tenancies — no fixed end date
- Section 8
- Possession needs a valid ground, often with a 4-month notice period
- 2 months
- Notice a tenant can give
- Once a year
- Rent increases via the statutory process
What has changed for landlords?
Section 21 "no-fault" evictions are abolished in England. Existing and new assured shorthold tenancies have become assured periodic tenancies with no fixed end date. If you need possession, you must use Section 8 and rely on a valid ground — often with a 4-month notice period. Tenants, meanwhile, can leave by giving 2 months' notice, and rent increases go through the statutory process once a year.
For many landlords the practical effect is more process, more paperwork and less certainty about when — or whether — a property will come back to them. The government's overview for landlords on GOV.UK is the authoritative source.
Your options
- 01
Keep self-managing
Stay in control, but take on the extra process, paperwork and uncertainty yourself.
- 02
Use a letting agent
Hand over the admin for a fee; you remain the landlord in an assured periodic tenancy.
- 03
Sell
Exit the market entirely — weigh timing, costs and your long-term plans.
- 04
Lease to a housing provider
A long-term company lease to a vetted organisation, with guaranteed rent paid as set out in the agreement.
How a guaranteed rent lease fits in
A genuine lease to a company or organisation is not an assured tenancy. That means the landlord–provider lease can be a fixed term — 3 years or more with Social Ready — with agreed break clauses, and the provider pays guaranteed rent monthly as set out in the agreement, including when the property is empty, unless the contract says otherwise. Occupiers' own agreements with the provider may still be protected. For some landlords, that can reduce the risk, admin and uncertainty of rent reform.
Be clear-eyed about it, though: the people living in the property may have their own protected tenancies with the provider. Every arrangement must be genuine and properly documented, and you should take independent legal advice before signing. Read more on leasing to a social housing provider or our plain-English guide to the Act.
NoteGeneral information, not legal advice. Based on the Renters' Rights Act changes in England; Wales and Scotland have separate rules.
Apply to list your propertyRenters' Rights FAQ
A long-term lease to a vetted provider can reduce the risk, admin and uncertainty of rent reform for some landlords. Under the Renters' Rights Act in England, Section 21 is abolished and ASTs become periodic tenancies; a genuine lease to an organisation is a different arrangement with a fixed term and agreed break clauses. This is general information, not legal advice — take independent advice on your situation.
The Renters' Rights Act 2025 changes came into effect in England on 1 May 2026. They apply to existing and new tenancies.
Yes. Section 21 'no-fault' evictions are abolished in England. Landlords seeking possession must use Section 8 with a valid ground, often with a 4-month notice period.
Existing and new ASTs become assured periodic tenancies with no fixed end date. Tenants can give 2 months' notice, and rent increases go through the statutory process once a year.
No — a genuine lease to a company or organisation is not an assured tenancy, so it can be a fixed term with agreed break clauses. However, the people living in the property may have their own protected tenancies with the provider, so every arrangement must be genuine, properly documented and checked by an independent solicitor.