RIP Section 21: The Rentr Guide to Tenancy Notices Under the Renters’ Rights Act

The rental landscape in England just underwent its biggest shake-up in thirty years. As of May 1st, 2026, the Renters’ Rights Act has fundamentally changed how tenancies work, how they end, and what notices landlords can actually serve.

If you’re still talking about “Section 21s” or “fixed-term leases,” you’re already behind. Here is your no-nonsense guide to the new rules of the game, the exact notices you need to know, and how to stay firmly on the right side of the law.

The End of the “No-Fault” Era

Let’s address the elephant in the room: Section 21 is dead.

Landlords can no longer serve a “no-fault” eviction notice. Alongside it, the traditional Assured Shorthold Tenancy (AST) with its rigid 6- or 12-month fixed terms has been scrapped. Every tenancy in England is now an Assured Periodic Tenancy (APT)—a rolling, month-to-month agreement. Tenants can leave by giving two months’ notice, but landlords can only regain possession of their property if they have a legally valid, evidence-backed reason.

The New Sheriff in Town: Section 8

If you need your property back, Section 8 is now your only route.

A Section 8 notice requires you to state a specific “Ground for Possession” under the Housing Act. These grounds are split into two categories: Mandatory (the judge must grant possession if you prove it) and Discretionary (the judge decides if eviction is reasonable).

You can no longer just ask someone to leave; you have to prove why they need to.

Key Grounds and Notice Periods

Under the new legislation, notice periods are tightly regulated based on the specific Ground you use. Forget the old generic timeframes—here is what you are legally required to provide:

Note: You cannot use Ground 1 or Ground 1A during the first 12 months of a new tenancy. The government has put a strict 12-month “protected period” in place to give renters stability.

The “Written Statement of Terms”

Since verbal agreements and messy paperwork won’t hold up in a Section 8 court hearing, the Act introduced a new requirement. If you don’t have a fully compliant, written tenancy agreement, you are legally required to provide a Written Statement of Terms.

This document outlines the rent, the rolling nature of the tenancy, and the specific rights of both parties. If you haven’t issued this or the government’s official Renters’ Rights Act Information Sheet to your tenants yet, your compliance clock is ticking.

Dispute and Defence: The Tenant’s Rights

When a Section 8 notice is served, the tenant doesn’t just have to pack their bags. Because evictions are now entirely grounds-based, tenants have the right to challenge the notice in court.

If a landlord attempts to use Ground 1A (Selling Up) but immediately re-lets the property, they face massive fines (up to £40,000). Courts will also throw out a Section 8 claim if the landlord hasn’t met their basic compliance duties—meaning your EPC, Gas Safety Certificate, and deposit protection must be absolutely flawless before you even think about serving notice.

Keeping It Watertight with Rentr

With paper-only “accelerated” evictions gone, every possession claim now requires a court hearing. A single typo on a Section 8 notice or a missing compliance certificate means your case gets thrown out, putting you at the back of a very long court queue.

That’s where Rentr comes in. Barry the Beaver might be a cheerful face, but when it comes to compliance, he’s as ruthlessly efficient and trustworthy as they come. We don’t do cowboy landlord tactics.

In our next update, the Rentr app will ensure:

• Bulletproof Notices: Automated, legally compliant Section 8 notice generation based on the exact Grounds you select.

• Compliance Locks: The system flags missing gas safety certificates or unprotected deposits before you serve a notice.

• Seamless Transition: Instant generation of Written Statements of Terms for your legacy tenancies.

The rules have changed, but managing your property doesn’t have to be a headache. Stay compliant, stay secure, and let Rentr handle the paperwork.