The Renters’ Rights Act 2025 (the Act) received Royal Assent on 27 October 2025. The first major phase of the Act will come into force on 1 May 2026. However, the Government retains the power to vary the implementation period for different parts of the Act.

One of the main changes is the introduction of new grounds for possession. Landlords will still be able to use the s.21 procedure only if they serve the s.21 notice prior to 1 May 2026. They will have three months to issue possession proceedings. After 31 July 2026 they will not be able to rely on the s.21 notice and must use the new grounds for possession under the Act.

It is yet to be confirmed how the new grounds will actually play out in practice and whether there may be different interpretations on specific wording within the Act.

What are some of the key grounds and their notice periods?

Four months’ notice periods include:

  • Ground 1 (Mandatory) – occupation by landlord or close family member. This has been replicated from Schedule 2 of the Housing Act 1988; however, the “family member” extends to parent, grandparent, sibling, child or grandchild, but this ground cannot be relied upon unless 12 months from the start of the tenancy has passed.
  • Ground 1A (Mandatory) – sale of property (Ground 1B applies to Registered Providers). This ground cannot be relied upon unless 12 months from the start of the tenancy has passed.
  • Ground 2ZA (Mandatory) – applies to Registered Providers, agricultural holdings or for the purpose of supported accommodation where a superior lease is ending (2ZB applies to any other superior tenancy which had a fixed term of more than 21 years).
  • Ground 4A (Mandatory) – HMO let to full-time students and is required to fall in line with the academic year, being the period beginning with 1 June and ending with 30 September in any year. This cannot be used if the tenancy was agreed more than 6 months in advance of the tenancy starting, in other words when the tenant moves in.
  • Ground 6 (Mandatory) – Possession is required where the landlord wishes to demolish or substantially redevelop the property which cannot be done with the tenant in occupation. This has been amended from the Housing Act 1988 to include the requirement for the landlord to have acquired their interest in the property before the start of the tenancy. In addition, the tenancy must have begun at least 6 months before the s.8 notice or if the property is subject to a compulsory purchase, where the acquiring authority became the landlord 12 months before the s.8 notice.
  • Ground 6A (Mandatory) – Registered Providers requiring possession whilst refurbishment works are undertaken and who provide the tenant with alternative accommodation.
  • Ground 6B (Mandatory) – Where the landlord needs to comply with enforcement action and needs possession to do so. The court can order that the landlord pays compensation to the tenant.

Two months’ notice periods include:

  • Ground 5 (Mandatory) – The property is held for use by a minister of religion to perform the duties of their office and is required for occupation by another minister of religion. The requirement for the landlord to give notice to the tenant in writing at the beginning of the tenancy that possession might be recovered on this ground has now been excluded.
  • Ground 5C (Mandatory) – The property was let to the tenant in consequence of the tenant’s employment, and the employment has come to an end or the tenancy was not meant to last the duration of the employment and the property is needed by a new employee. This applies to particular types of employment.
  • Ground 5H (Mandatory) – Stepping Stone accommodation to help the tenant transition to living independently. The landlord seeking possession must be a registered provider of social housing or a charity.

Four weeks’ notice periods include:

  • Ground 5F (Mandatory) – The tenancy was granted for the purpose of providing the tenant with support services, but funding has been withdrawn, or the accommodation is no longer viable or suitable for that tenant.
  • Ground 8 (Mandatory) – Rent arrears where the tenant has at least 3 months’ (or 13 weeks’ if rent is paid weekly or fortnightly) rent arrears both at the time notice is served and at the time of the possession hearing. However, when calculating how much rent is unpaid, if the tenant is entitled to receive an amount for housing as part of an award of universal credit, any amount that was unpaid only because the tenant had not yet received the payment of that award is to be ignored.
  • Ground 18 (Discretionary) – The tenancy is supported accommodation, and the tenant has refused to co-operate with the person providing support services.

Proceedings issued immediately after notice has been served:

  • Ground 7A (Mandatory) – Severe anti-social behaviour or criminal behaviour. This remains the same.

The majority of the discretionary grounds like suitable alternative accommodation (Ground 9), rent arrears and persistent arrears (Grounds 10 and 11), breach of tenancy, deterioration of property, anti-social behaviour and false statement (Grounds 12, 13, 14 and 17) will remain, but some of the notice periods have changed.

How will these changes impact the rental industry?

The same rules apply in that the landlord can decide to rely on more than one ground if applicable, but landlords should be aware that they could be found guilty of an offence if they use a ground for possession where they do not reasonably believe that they will, or may, be able to obtain an order for possession on that ground.

These changes should create higher standards, better homes, and more rights for tenants, but also increased rents. The Government is anticipating a positive market correction which will raise the bar for the whole housing sector. Yet inevitably these changes and the risks of getting it wrong may cause some landlords to exit the market at a time when rental supply is already constrained, and in a cost-of-living crisis, tenants in the short-term may not welcome the increased rents, even with the added benefits they will bring.

We do not know how the courts will manage possession claims after 1 May 2026, but we anticipate more of the same in relation to court delays and longer waiting periods for hearing dates. We also do not know if there is going to be a new accelerated possession procedure, perhaps for certain mandatory grounds, which may be wishful thinking. There will inevitably still be some unanswered areas of this Act which both landlords and tenants will have to contend with.

If you have any queries about the Renters’ Rights Act or landlord and tenant matters, please contact Property Litigation partner Thomas Djan-Krofa.