The Renters Rights Bill- will become 1st May 2026

✓PIMS Renters’ Rights Compliant
Renters’ Rights transition

Section 21 finishes in England from 1 May 2026

The legal position changes fundamentally from 1 May 2026. Section 21 falls away for the reformed system in England and landlords move into a new possession framework built around Section 8 grounds, periodic tenancies and greater compliance scrutiny.

The new PIMS Renters’ Rights tenancy agreement is now available. It applies where the tenancy starts from 1 May 2026.
Important: irrespective of what an older agreement says, tenancies moving into the new regime are affected by the Renters’ Rights framework. Existing landlord assumptions about Section 21, fixed terms and possession strategy must be reconsidered.
PIMS new tenancy agreement Open the updated agreement for tenancies starting from 1 May 2026. View clauses in the interactive summary Review the agreement structure and clause changes.
Key date1 May 2026
Main changeSection 21 ends
Tenancy modelPeriodic by default
Main landlord questionWhat is my position before the transition closes?
Contents

What this page covers

Transition window before Section 21 ends What landlords need to understand before rights close. What happens after the law changes The new eviction and compliance position. Practical checks landlords should make now Credit checks, guarantors and court readiness. Related Renters’ Rights topics Linked pages on possession, rent and restrictions.
Before 1 May 2026

Transition window before Section 21 rights close

Landlords who do not want to continue with certain tenancies under the new system need to think carefully before the transition window closes. Section 21 notices must be served before 1 May 2026, and any application relying on that route must be used within the permitted transition period.

  • Section 21 can only be served before 1 May 2026.
  • Court application must be made before 31 July 2026. In practical terms, the court file needs to be opened in time, so leaving it until the last moment is risky.
  • A posted application that is not processed in time may still fail, so landlords should allow a sensible margin.
PIMS guidance on the court application route: Court application for Section 21 Notice.
Practical action now

Checks landlords should make before the new regime bites

  • Run updated tenant credit checks and see whether there have been adverse changes such as CCJs or IVAs.
  • Review whether guarantors are needed or should be strengthened on future tenancies.
  • Look at the court application process now so you understand what evidence and compliance trail is likely to be required.
  • Do not assume older tenancy wording will protect the landlord once the new framework applies.
PIMS free tenant credit checks Reassess current tenant risk before the transition closes. Guarantors Review the benefit of stronger guarantor protection. N5B court application guidance Understand the existing court route while it is still available. New PIMS tenancy agreement Use the correct agreement for post-1 May 2026 tenancies.
After 1 May 2026

What changes once Section 21 ends

Once the new system applies, landlords move into a structure where possession becomes more court-led, compliance-heavy and dependent on statutory grounds. The practical reality is that all private landlords will be drawn more tightly into formal compliance and evidence-based possession work.

  • Private sector tenancies move to a periodic structure by default.
  • Tenants gain stronger security unless they leave voluntarily or the landlord proves a lawful ground.
  • Possession work becomes more dependent on Section 8 grounds and court hearings.
  • Compliance disclosure is likely to become even more important in defended cases.
  • Grounds linked to sale or return to occupation carry restrictions and should not be abused.

The broad direction is more hearings, more compliance scrutiny, and fewer easy possession routes. Landlords therefore need to think beyond old Section 21 assumptions.

Renters’ Rights Compliance Journey

Move through the wider PIMS journey

Eligibility Check whether the property can lawfully be let. Preparation Prepare the property and documents before marketing. Advertising Review compliant advertising and applicant handling. Vetting Move into referencing, checks and risk control. Starting Set up the tenancy correctly under the new framework. Ending Understand lawful termination and possession routes.

This page should now sit more clearly within the wider PIMS Renters’ Rights content structure while remaining a strong standalone information page.

  • The Renters Rights Bill- will become 1st May 2026
  • Renters’ Rights Compliance – Key Documents Landlords Must Use
  • Renters Rights Implementation Deadlines 2026 +
  • What Replaces Section 21? PIMS View on the New Eviction System
  • Private Rented Sector Ombudsman
  • New Court System Specialising in Eviction
  • Rent Increases After the Abolition of Section 21
  • New Renting Standard - Decent Homes Longer Term
  • Property Portal You MUST have a property ID
  • Whos in your house
  • Pets in Rental Property – Landlord FAQ
  • No DSS Tenants - Banned
  • The New Section 8 Eviction Process -
  • Breathing Space Rent Arrears - is a concern for landlords
  • Abolishing fixed term assured tenancies
  • Changes to grounds for possession
  • Tenancy agreements - FINES & legal threat
  • A Nice Little Earner
  • Landlord Redress Scheme
  • Renters Right Bill Guide