Final Section 21
These changes apply to private rentals in England, including Milton Keynes. The main reforms actually started on 1 May 2026. The 31 July 2026 deadline relates specifically to old possession notices and court proceedings.
The Renters’ Rights Act introduced significant changes to private renting in England from 1 May 2026. Landlords should review their tenancy agreements, rent-review procedures and possession processes to ensure they remain compliant.
Landlords can no longer serve a Section 21 “no-fault” eviction notice. To regain possession, they must use Section 8 and provide a valid legal reason, such as:
If a valid Section 21 notice was served before 1 May 2026, any related court proceedings must generally be started by 31 July 2026, or the notice’s earlier legal deadline. After that, the Section 21 route will no longer be available.
New and existing assured shorthold tenancies have become assured periodic tenancies. This means tenancies usually continue on a rolling basis rather than ending automatically after six or twelve months.
Landlords can normally increase rent only once every 12 months. They must use the prescribed Section 13 procedure, provide at least two months’ notice and propose a genuine market rent. Existing rent-review clauses can no longer be used to impose an increase.
Landlords must also be aware that:
A mandatory Private Rented Sector landlord and property database will begin rolling out regionally from late 2026.
Landlords should review their documents and procedures now and seek professional advice before increasing rent or starting possession proceedings.
For official guidance, visit the GOV.UK assured periodic tenancy guide.
This article provides general information and should not be treated as legal advice.
Book a rental assessment, request a proposal or speak to our Milton Keynes team today.
