Key dates for landlords regarding Phase One of the Renters’ Rights Act 2025
In late 2025, the Government started its rollout of The Renters’ Rights Act. However, the key provisions affecting a landlord’s ability to repossess property are not set to take effect until 1 May 2026 as part of “Phase One”.
Grant Redburn, solicitor, and Ellena Pritchard, apprentice solicitor, from our land and property dispute resolution team, look at the key dates in light of changes to the repossession process, specifically how landlords in the private rented sector can best prepare.
For more information on the changes included in Phase One, such as the end of fixed-term assured shorthold tenancies, read our previous blog here.
Dates for your diary
The key date for landlords to note is 1 May 2026, being the commencement date of Phase One.
Section 21 Notice
Prior to 1 May 2026, the current possession process will remain in situ and landlords may bring assured shorthold tenancies to an end through the service of a notice under Section 21 of the Housing Act 1988.
Where a Section 21 Notice is served before 1 May 2026, possession proceedings can be issued until 31 July 2026, or, until the date that is six months after service of the notice; whichever of the two dates comes first.
From 1 May 2026 onwards, landlords will no longer be able to serve a Section 21 Notice.
Section 8 Notice
Although landlords will still be able to seek possession through the service of a notice under Section 8 of the Housing Act 1988. If they wish to rely upon the current notice periods and Grounds, then they must serve a Section 8 Notice before 1 May 2026.
If a Section 8 Notice is served before 1 May 2026, then possession proceedings can be issued until 31 July 2026, or, until the date that is twelve months after service of the notice; whichever of the two dates comes first.
How to prepare
Landlords should utilise the coming months to carry out a review of their portfolio and ask themselves whether it is likely that they will require possession of a property in the near future?
If the answer is yes, it would be wise to serve a notice in line with the current version of the Housing Act 1988 well in advance of 30 April 2026.
Landlords should also be aware of the 31 July 2026 cut-off and ensure that all necessary proceedings have been issued before the opportunity is lost; after all, from 1 May 2026 the eviction process will be more stringent, costly, and time-consuming.
Landlords can ensure that they are equipped to navigate the transition into Phase One of the Renters’ Rights Act 2025 by obtaining specialist legal and management advice as soon as possible.
If you require any further information, please do not hesitate to contact our land & property dispute resolution team on 01772 258321.