Stratfords’ RRA Series – Part 1

Abolishing ‘no-fault’ evictions has been the biggest aspect of the Renters’ Rights Act since the beginning. Under the new law, landlords will no longer be able to use a Section 21 notice to gain possession of their property. Section 8 will become the notice for this, and there will need to be a specific, solid and fair reason for eviction. Below is a breakdown of the changes:

Current system
A Section 21, with two months’ notice, and no reason required as long as all documentation has been served correctly throughout the tenancy.

New system from 1st May 2026
A Section 8, using one of the following grounds, and with agents/landlords required to specify and prove a valid reason for possession:

Our opinion

Almost all the Section 21 notices we issue arise because a landlord wants to sell their property, or they need it back for their own or a family member’s use. For the vast majority of landlords, this change, although it may sound concerning, won’t actually alter much other than extending the notice period from two to four months.

Where challenges may arise is in the very rare situations where a tenant falls into arrears. Under the new rules, a tenant must now be three months in arrears before proceedings can begin, up from the current threshold of two months. Additionally, we still don’t know how the removal of Section 21 notices will impact court workloads, which could affect the speed of possession cases.

How we’re preparing for these changes:

•    We’re fully informed on Section 8 notices, including on what grounds they can be served, whether they’re mandatory or discretionary, and the strict processes and timeframes that will need to be followed.
•    In instances of anti-social behaviour or breaches of a tenancy agreement, we keep records and evidence, making eviction for these reasons a smoother process.
•    We’re working with our referencing partner, Rightmove, to ensure our referencing process is industry-leading. This helps us find good tenants – more important than ever – and reduces risk of fraud.
•    Our Premium package includes insurance that will pay any outstanding rent in the event of arrears. It will also cover all costs for preparation and issuing of legal notices should a tenant challenge an eviction.