Assured shorthold tenancies are gone: how renting works now
Since 1 May, England has had neither assured shorthold tenancies nor section 21 evictions. A landlord must now name a ground.
The Renters' Rights Act 2025 changed the shape of private renting in England on 1 May 2026. Two mechanisms the market had rested on for decades were abolished: the assured shorthold tenancy and the section 21 "no fault" eviction.
What it means for a tenant
A landlord can no longer ask you to leave simply because a fixed term has run out. To recover possession they must rely on a specific ground from the updated section 8 list and make it out. That does not mean eviction is impossible — the grounds include rent arrears, breach of the tenancy, an intention to sell, or an intention to move in. But each one has to be named and proved.
What it means for a landlord
The paperwork has changed. Notices are served on new forms: 3A for a notice seeking possession, which replaces the old section 8 notices; 4A for a notice proposing a new rent; 5A for the same in assured agricultural occupancies; and 1A and 2A for succession disputes.
An old form, or a notice that relies on section 21, will not work and will not get you through court. Notices served before 1 May could, in defined circumstances, run on under the previous procedure — but generally no later than 31 July 2026, so that window has closed.
Raising the rent
A rent increase is made by a separate notice on form 4A. That is the only lawful route: an indexation clause written into the agreement no longer does the job on its own.
What to check today
If you let property, make sure you are using the 2026 forms and not templates downloaded earlier. If you rent, look at the form number and the stated ground on any notice you receive. The official forms and the guidance that goes with them are published on GOV.UK.
This is an account of the rules, not legal advice on your tenancy.
