Question 1

When will Section 21 actually be abolished?

Accepted Answer

The abolition of Section 21 is scheduled to coincide with the commencement of the Renters' Rights Act 2025 transition in May 2026. However, existing notices served before this date remain valid but are subject to a final cutoff on July 31, 2026.

Question 2

Is my 2025 Section 21 notice valid in 2026?

Accepted Answer

Yes, any Section 21 notice served in 2025 remains valid for 6 months from the date of service. However, the 'shelf life' of all Section 21 notices ends on July 31, 2026. If the notice expires standardly before then, it follows standard rules. If it would have lasted beyond July, it is capped at July 31.

Question 3

Can I serve a Section 21 notice in April 2026?

Accepted Answer

Technically yes, until the official transition date in May 2026, landlords can still serve Section 21 notices. However, given the 2-month notice period, any notice served in April would only be valid for a very short window before the July 31, 2026 'Big Bang' cutoff.

Question 4

What happens to a S21 notice if the court hasn't ruled by June 2026?

Accepted Answer

If proceedings are already underway, the Section 21 remains the basis for possession. However, if an order hasn't been executed by July 31, 2026, the notice becomes void. Landlords would then need to re-start using the new Section 8 grounds.

Question 5

How do I sell a property under the Renters' Rights Act?

Accepted Answer

Under the new Section 8 Ground 1A, landlords can seek possession if they intend to sell the dwelling-house. You must provide 4 months' notice, and the ground cannot be used during the first 12 months of the tenancy (the initial 'protected period').

Question 6

What are the new rules for family move-in grounds?

Accepted Answer

Ground 1 is expanded to allow landlords or their close family members to move in. Like the sale ground, it requires 4 months' notice and cannot be used within the first 12 months of a new tenancy. You cannot re-let the property for 12 months after using this ground.

Question 7

What is the 'Mandatory Threshold' for rent arrears now?

Accepted Answer

The threshold for mandatory possession (Ground 8) increases from 2 months' arrears to 3 months' arrears. Additionally, the notice period increases from 2 weeks to 4 weeks, giving tenants more time to rectify the debt.

Question 8

Can I use Ground 1A (Sale) if I'm a student landlord?

Accepted Answer

Yes, standard possession grounds apply to all assured tenancies, including student lets. However, student landlords often prefer the specific student grounds which align with the academic cycle, though these have their own strict prerequisites.

Question 9

How often can I increase the rent under the new Act?

Accepted Answer

Rent can only be increased once per year. All increases must follow the statutory 'Section 13' process, which requires 2 months' notice to the tenant. Contractual 'Rent Review Clauses' are effectively banned for private tenancies.

Question 10

Is 'Rental Bidding' now illegal in England?

Accepted Answer

Yes. Landlords and agents must publish an asking rent and are prohibited from asking for, encouraging, or accepting offers above that advertised price. This is intended to stop 'bidding wars' in high-demand areas.

Question 11

Can I ask for 6 months' rent in advance from May 2026?

Accepted Answer

No. The Act caps rent in advance at 1 month's rent (or 28 days for shorter periods). Landlords can no longer use large upfront payments as a security measure for tenants with poor credit or no guarantors.

Question 12

What if a tenant challenges a rent increase at a Tribunal?

Accepted Answer

Tenants can challenge a Section 13 notice at the First-tier Tribunal. The Tribunal will determine the 'market rent'. Crucially, the Tribunal cannot award a rent higher than what the landlord originally requested.

Question 13

Do I need a new tenancy agreement for the 2026 transition?

Accepted Answer

No, existing tenancies will automatically convert to Assured Periodic tenancies on the transition date (May 2026). However, the terms of your existing agreement will be superseded by the mandatory terms of the Renters' Rights Act (e.g., rent increase limits and notice periods).

Question 14

What happens if I miss the Info Sheet deadline in May 2026?

Accepted Answer

Landlords are required to serve a new 'Compliance Info Sheet' to tenants by May 31, 2026. Failure to do so prevents the service of any future possession notices. It is a critical prerequisite for legal action under the new regime.

Question 15

What is the Private Rented Sector Database?

Accepted Answer

This is a new mandatory digital portal where all landlords must register themselves and their properties. It will store compliance data (EPCs, Gas Safety) and is a prerequisite for using most possession grounds.

Question 16

Do I have to join the Landlord Ombudsman scheme?

Accepted Answer

Yes. All private landlords (even those using agents) must join the new PRS Landlord Ombudsman. This provides tenants with free, impartial dispute resolution that can issue binding compensation orders.

Question 17

Can I refuse a tenant's request for a pet?

Accepted Answer

You cannot unreasonably refuse a request for a pet. However, you can require the tenant to take out insurance to cover potential damage caused by the pet, or pay the cost of the landlord's insurance hike.

Question 18

Does 'Awaab’s Law' apply to private landlords?

Accepted Answer

Yes. Extended from the social sector, Awaab's Law requires private landlords to investigate and fix serious hazards (like damp and mould) within strict, legislated timelines. Failure allows tenants to seek court orders.

Question 19

What is the Decent Homes Standard (DHS) for PRS?

Accepted Answer

For the first time, private rentals must meet a specific 'Decent Homes Standard' similar to social housing. This covers state of repair, modern facilities, and thermal comfort. Local councils will enforce this via inspections.

Question 20

What are the new rules for student tenancies in 2026?

Accepted Answer

While student tenancies become periodic like all others, a new Ground 4A allows for possession in HMOs let to full-time students to align with the academic year, provided the landlord intends to re-let to new students.

Renters' Rights Act
2026 FAQs

Accelerated
Compliance Summary

When will Section 21 actually be abolished?

Is my 2025 Section 21 notice valid in 2026?

Can I serve a Section 21 notice in April 2026?

What happens to a S21 notice if the court hasn't ruled by June 2026?

How do I sell a property under the Renters' Rights Act?

What are the new rules for family move-in grounds?

What is the 'Mandatory Threshold' for rent arrears now?

Can I use Ground 1A (Sale) if I'm a student landlord?

How often can I increase the rent under the new Act?

Is 'Rental Bidding' now illegal in England?

Can I ask for 6 months' rent in advance from May 2026?

What if a tenant challenges a rent increase at a Tribunal?

Do I need a new tenancy agreement for the 2026 transition?

What happens if I miss the Info Sheet deadline in May 2026?

What is the Private Rented Sector Database?

Do I have to join the Landlord Ombudsman scheme?

Can I refuse a tenant's request for a pet?

Does 'Awaab’s Law' apply to private landlords?

What is the Decent Homes Standard (DHS) for PRS?

What are the new rules for student tenancies in 2026?

Need a dynamic audit?

Renters' Rights Act 2026 FAQs

Accelerated Compliance Summary

When will Section 21 actually be abolished?

Is my 2025 Section 21 notice valid in 2026?

Can I serve a Section 21 notice in April 2026?

What happens to a S21 notice if the court hasn't ruled by June 2026?

How do I sell a property under the Renters' Rights Act?

What are the new rules for family move-in grounds?

What is the 'Mandatory Threshold' for rent arrears now?

Can I use Ground 1A (Sale) if I'm a student landlord?

How often can I increase the rent under the new Act?

Is 'Rental Bidding' now illegal in England?

Can I ask for 6 months' rent in advance from May 2026?

What if a tenant challenges a rent increase at a Tribunal?

Do I need a new tenancy agreement for the 2026 transition?

What happens if I miss the Info Sheet deadline in May 2026?

What is the Private Rented Sector Database?

Do I have to join the Landlord Ombudsman scheme?

Can I refuse a tenant's request for a pet?

Does 'Awaab’s Law' apply to private landlords?

What is the Decent Homes Standard (DHS) for PRS?

What are the new rules for student tenancies in 2026?

Need a dynamic audit?

Renters' Rights Act
2026 FAQs

Accelerated
Compliance Summary