What is the Renters' Rights Act and when does it come into force?
The biggest reform of England's private rented sector in decades. Here's what changed, when, and what it means for Hull landlords and tenants.
Renters' Rights Act 2025 receives Royal Assent and becomes law in England.
Section 21 "no-fault" evictions abolished. All tenancies convert to rolling assured periodic tenancies.
Courts stop accepting possession claims based on Section 8 or 21 notices served before commencement.
The Renters' Rights Act 2025 is the biggest overhaul of England's private rented sector in decades. It received Royal Assent on 27 October 2025, and its first phase commenced on 1 May 2026 — abolishing Section 21 "no-fault" evictions and converting every tenancy to a rolling assured periodic tenancy. Further phases continue to roll out through 2026 and 2027.
Key changes at a glance
- Royal Assent: 27 October 2025.
- Phase 1 commenced 1 May 2026: Section 21 abolished; all tenancies (new and existing) became rolling assured periodic tenancies.
- Landlords now need a specific Section 8 ground to regain possession.
- From 1 August 2026, courts stopped accepting possession claims based on Section 8 or 21 notices served before commencement.
- Further phases — the private rented sector database, a landlord ombudsman, and the Decent Homes Standard — are still being phased in through 2026 and into 2027.
- Applies to England only; Scotland and Wales have their own separate rules.
What this means for Hull landlords
If you let property in Hull, the end of Section 21 means you can no longer end a tenancy simply by giving notice without a reason. You now need to rely on a specific Section 8 ground — for example rent arrears, intending to sell, moving in yourself or a family member, or anti-social behaviour. Notice periods vary depending on which ground applies, so it's worth checking the specific ground before acting.
Because the further phases (the PRS database, ombudsman and Decent Homes Standard) are still landing via secondary legislation, some details will change before the reform is fully complete. Keep an eye on GOV.UK, and don't treat any date further out than August 2026 as final until it's confirmed.
What this means for Hull tenants
For tenants, the headline change is security: you can no longer be evicted without a reason. Your tenancy is now a rolling assured periodic tenancy, you can leave with two months' notice, and fixed terms no longer apply. Your landlord must have a valid Section 8 ground if they want you to leave.
Frequently asked questions
Is the Renters' Rights Act law yet?
Yes. It received Royal Assent on 27 October 2025 and its first phase commenced on 1 May 2026. Further phases are still being rolled out through 2026 and 2027.
Does the Renters' Rights Act apply in Scotland or Wales?
No. It applies to England only. Scotland and Wales have their own separate renting rules.
When was Section 21 abolished?
Section 21 "no-fault" evictions were abolished in England from 1 May 2026. Landlords must now use a specific Section 8 ground to seek possession.
Hull landlords who'd rather have compliance, licensing and management handled for them — or tenants with a question about a notice they've received — can talk to the team at Property Central.