The Renters’ Rights Act Has Arrived What Landlords MUST Do Now And How to Get Your Property Back Without Section 21

easternlandlords
2 hours ago
3 min read

As of 1st May 2026, the biggest overhaul of the private rented sector in a generation is now live.

The Renters’ Rights Act is no longer “coming soon” it’s here. And if you’re a landlord, the changes aren’t minor… they fundamentally reshape how you let, manage, and regain possession of your property.

In this blog, we break down:

What you must do right now
The looming end-of-May deadline
And crucially… how you now regain possession without Section 21

1. The Immediate Action You MUST Take Before 31st May 2026

There’s one thing every landlord needs to be aware of this month:

You must provide your tenants with the official Renters’ Rights information document by 31st May 2026

This applies to:

Existing tenancies pre May 1st
All privately rented properties in England
All tenants named on the Contract

Failing to do this could lead to penalties and enforcement action.

This document explains the tenant’s new rights including protections around rent increases, evictions, and tenancy security.

What you should do now:

Issue the document by email or hard copy
Keep proof it was served (date + method)

2. Section 21 Is Gone – What That Really Means

Let’s be blunt:

Section 21 “no-fault” evictions are gone.

You can no longer end a tenancy simply because you want your property back.

Instead:

All tenancies are now periodic (rolling)
You must rely on Section 8 possession grounds
And every possession case is now more evidence-driven

Quick reminder for landlords If you served a Section 21 notice before 1st May, it’s still

valid but only for a short window.

You have until 31st July to get your possession claim submitted to the court if your tenant has not left.

3. So… How Do You Get Your Property Back Now?

You still can regain possession — but only for valid legal reasons.

Common grounds now include:

Selling the property
Moving in yourself or a family member
Rent arrears
Breach of tenancy
Anti-social behaviour

However, there are two key shifts:

A. Everything Must Be Justified

You need:

Proper documentation
A clear legal ground
Evidence to support your case

B. The Process Is Slower and More Formal

Compared to the old system:

Notice periods are often longer
Courts may be involved
Mistakes can delay possession significantly

This means: Preparation is now everything

4. Why This Changes the Risk for Landlords

This is the part many landlords are only just waking up to.

Without Section 21:

You cannot exit a tenancy quickly
You have less flexibility
Your “margin for error” is much smaller

That’s why across the sector we’re seeing:

More cautious tenant selection
Increased use of guarantors
Greater focus on compliance and paperwork

5. How to Protect Yourself Moving Forward

This is where professional landlords will pull ahead.

✔️ Tighten your processes:

Full referencing
Document everything
Keep clear records of rent payments and communication

✔️ Get your paperwork right:

Updated tenancy agreements
Correct notices
Compliance fully up to date

✔️ Think longer term:

You’re now entering a relationship, not a short-term contract
Exit strategies must be planned from day one

Final Thought: The Market Is Changing Quickly

The Renters’ Rights Act is designed to give tenants greater security but it also fundamentally changes how landlords operate.

The reality is simple:

Good landlords who adapt will be fine (and likely thrive)
Those who don’t adapt will struggle with compliance, risk, and delays

How ELA Can Help

At the Eastern Landlords Association, we’re already helping members:

Stay compliant with the new rules
Understand Section 8 possession properly
Protect themselves with the right systems and documents

If you’re unsure whether you’re fully compliant or how these changes affect your properties get in touch with the team.