From 1 May, Section 21 ‘no‑fault’ evictions are abolished, fixed‑term tenancies disappear, and a new framework of periodic tenancies, strengthened tenant protections and revised possession grounds becomes the legal foundation for all new and existing lets. Letting agents across England are being urged to ensure full operational readiness as the sector transitions into what many are calling the most significant overhaul in decades.

One of the most consequential changes taking effect today is the formal end of Section 21. As the legislation states, “All possession claims must now be brought under revised Section 8 grounds, requiring clear justification and evidence.”

At the same time, the entire market shifts to rolling periodic tenancies, ending the use of fixed‑term agreements. This structural change will alter how agents manage renewals, notice periods and landlord expectations, with tenancy management now operating on a continuous, rather than cyclical, basis.

The Act introduces new thresholds for rent arrears cases, including:

• A minimum of three months’ arrears for mandatory possession under Ground 8
• A four‑week notice period across arrears‑related grounds
• Continued court discretion in lower‑level arrears cases

This creates a more complex enforcement environment, requiring agents to assess the strength of each case carefully before initiating action.

With possession now entirely dependent on statutory grounds, evidential standards rise sharply. Agents must demonstrate full compliance with arrears processes, tenancy documentation and communication trails to avoid delays or dismissed claims. As the document notes, “the importance of accurate record‑keeping and evidential support has increased significantly.”

From today, rent increases are limited to once per year, and rental bidding practices are banned. Strengthened anti‑discrimination provisions also require agents to ensure consistent and transparent handling of all applicants.

With the Act now active, agents must ensure:

• Tenancy documentation reflects the new periodic structure
• Staff are trained on revised possession grounds
• Landlords understand the implications of the new regime
• Existing cases are reviewed under updated thresholds

Industry bodies are continuing to provide support, including updated templates, training and guidance.

Sector reactions

Nathan Emerson, CEO of Propertymark, said: “Today marks a watershed moment for the private rented sector as the Renters’ Rights Act comes into force. The removal of Section 21 and the move to a fully periodic tenancy system represent one of the most significant structural changes the industry has ever faced.”

He added that the focus now shifts from preparation to implementation, emphasising the need for agents to be “fully operational within the new legal framework”.

Tenant campaign group Generation Rent welcomed the reforms, describing them as the result of more than a decade of campaigning.

Chief executive Ben Twomey said: “Today marks a new era for private renters across England. This new law is a vital step towards re‑balancing power between renters and landlords and should be celebrated.”

He urged councils to use their enforcement powers and encouraged renters to familiarise themselves with their new rights.

The Chartered Institute of Environmental Health (CIEH) also welcomed the abolition of no‑fault evictions and the introduction of larger fines for serious or repeat offenders. However, it stressed the need for sustained funding for local authority enforcement teams.

President Mark Elliott said: “This Renters’ Rights Act is a step in the right direction but needs to be accompanied by better resourcing for local authority housing enforcement teams.”

Rosie Worsdale, senior policy adviser at the Joseph Rowntree Foundation, highlighted the wider social and economic benefits: “The Renters’ Rights Act will make renting more secure for the 12 million people who live in private rented homes, including 3 million children.”

She emphasised that banning short‑notice evictions will improve renters’ stability, health and ability to work.

Audit and consulting firm RSM UK warned that the Act may further reduce demand for flat developments, already challenged by safety concerns, service charges and shifting buyer preferences.

Stacy Eden, partner and national head of real estate, said: “Flat developments are becoming increasingly unviable, and the Renters Rights Act will further compound this.”

She noted that landlords leaving the market and first‑time buyers favouring houses over flats are reshaping development viability.