Renters-Rights-Laws **

The legal rule

From 1 May 2026, landlords cannot issue new Section 21 notices in England. Landlords must instead rely on the statutory possession grounds under Section 8 where possession is required.

Common landlord mistakes

• Thinking Section 8 is only for rent arrears.
• Using old tenancy templates that still mention Section 21.
• Failing to build evidence before serving notice.
• Ignoring deposit, licensing, repairs or complaints before possession.

PIMS Agreement link

The PIMS agreement is drafted as an assured periodic tenancy for England from 1 May 2026, states there is no reliance on Section 21, and routes landlord possession through Section 8 with prior notice grounds where applicable.

The PIMS rule

The start of the tenancy must prove the landlord supplied the correct documents. The file should include the PIMS agreement, inventory, gas safety record where applicable, EPC, electrical report, deposit prescribed information, Renters’ Rights Act Information Sheet 2026 and tenant sign-off.

Why it matters after Section 21

Because possession now depends more heavily on grounds and evidence, a weak starting file can create avoidable arguments later.

→ Starting Tenancy Checklist
→ Tenant Sign-Off

The PIMS warning

The deposit must be protected and prescribed information served within 30 days of receipt. If the 30-day deadline is missed, late protection does not erase the original breach. The landlord is in exposure-control mode, not ordinary compliance mode.

Why it matters after Section 21

Deposit failure can become a compensation claim, a rent arrears offset argument, and a possession complication. Do not serve Section 8 until the deposit file has been checked.

→ Taking Tenancy Deposits

The PIMS rule

Vet carefully before granting occupation. If household income changes, one tenant leaves, a partner remains, or someone wants an assignment or variation, reassess affordability and try to secure a homeowner guarantor where possible.

PIMS Agreement link

The agreement restricts unauthorised occupiers, assignment, subletting, sharing occupation and tenant variation without landlord consent. It also supports guarantor liability and joint and several liability.

→ Tenant Vetting
→ Tenant Leaving Early
→ Guarantors

The PIMS warning

Check mandatory HMO licensing, additional licensing, selective licensing and planning before letting. Licensing can be localised by council, ward, street or property type. Non-compliance can lead to serious penalties and rent repayment exposure.

PIMS Agreement link

The agreement requires tenants not to overcrowd or occupy in breach of licensing requirements and not to allow additional adults without prior written consent.

→ House Share / HMO Rules

The PIMS rule

Inspect, record, repair and prove. Where the tenant complains, be more vigilant. Where the tenant refuses access, build a precise access-refusal record. Where the council becomes involved, treat it as a potential enforcement file.

PIMS Agreement link

The agreement supports repair duties, fitness for human habitation, tenant reporting duties, access on notice, emergency access, missed appointment costs and tenant cooperation with statutory compliance.

→ Property Inspections
→ Inspections by Landlord
→ Tenant Refuses Access
→ HHSRS Council Inspection

The PIMS rule

Classify the complaint before escalating: repair, behaviour, access, rent, damage, nuisance or breach. Use written responses, inspection evidence and warning letters before moving toward notice.

Why it matters after Section 21

Behaviour and breach cases are harder when the landlord has to prove the ground. Build the incident log, witness evidence, warnings and tenancy-clause link before serving notice.

→ Landlord & Tenant Complaints

The PIMS rule

Do not renew for the sake of renewing. Decide whether the landlord needs a compliance addendum, rent notice, tenant change document, guarantor update, deposit correction or simply no renewal at all.

Why it matters after Section 21

Old fixed-term AST renewals and old Section 21 wording can confuse the parties and weaken compliance messaging.

→ Renewing a Tenancy Agreement

The PIMS rule

Ending a tenancy needs evidence: notice, rent account, deposit file, inventory, check-out inspection, key return, abandoned goods process and possession ground selection.

PIMS Agreement link

The agreement deals with tenant notice, vacant possession, return of keys, goods left behind, deposit deductions, damage, cleaning and Section 8 possession.

→ Check-Out Inspection
→ New Section 8 Process

• Use a compliant PIMS assured periodic tenancy agreement for new post-1 May 2026 tenancies.
• Do not use old Section 21 or fixed-term AST wording.
• Serve and prove the Renters’ Rights Act Information Sheet 2026 where required.
• Protect deposit and prescribed information within 30 days of receipt.
• Check licensing before letting, especially HMOs, house shares and selective licensing areas.
• Vet tenants properly and use guarantors where risk justifies it.
• Control additional occupiers, household changes and tenant leaving requests.
• Inspect, repair, record and prove property condition.
• Document access refusal before it becomes the landlord’s alleged repair failure.
• Classify complaints and use warning letters before escalation.
• Check deposit, licensing, repair and complaint risks before serving Section 8.
• Use the PIMS Document Centre and helpline before taking high-risk action.