From today, long-standing practices including Section 21 ‘no-fault’ evictions came to an end, ushering in a new legal framework based on periodic tenancies, strengthened tenant protections, and a greater reliance on statutory grounds for possession.

Propertymark, the letting agents’ trade body, has given this guide to the biggest changes.

End of Section 21 and shift to periodic tenancies

One of the most significant changes taking effect today is the abolition of Section 21. All possession claims must now be brought under revised Section 8 grounds, requiring clear justification and evidence.

At the same time, the private rented sector moves fully to a system of rolling periodic tenancies, ending fixed-term agreements. This marks a structural shift in how agents manage renewals, notice periods and landlord expectations.

New thresholds for rent arrears and possession

Under the new framework, rent arrears possession cases are now subject to revised thresholds:

• A minimum of three months’ arrears is required for mandatory possession under Ground 8
• A four-week notice period applies across arrears-related grounds
• Courts will retain discretion in lower-level arrears cases, where possession is not automatic

This introduces a more complex enforcement landscape, requiring careful assessment of the strength of each case before action is taken.

Stronger focus on evidence and compliance

With possession now entirely reliant on statutory grounds, the importance of accurate record-keeping and evidential support has increased significantly.

Agents and landlords will need to demonstrate clear compliance with rent arrears processes, tenancy documentation, and communication trails in order to avoid delays or dismissed claims.

Rent setting and marketing changes now in force

The Act also introduces immediate restrictions on rent increases, limiting them to once per year, alongside a ban on rental bidding practices.

These changes require agents to ensure all marketing, pricing, and tenancy progression processes are fully aligned with the new legal framework from today onwards.

Strengthened anti-discrimination provisions also place additional responsibility on agents and landlords to ensure consistent and transparent applicant handling.

Operational transition begins now

With the legislation now active, Propertymark says agents must ensure:

• All tenancy documentation reflects the new periodic structure
• Staff are fully trained on the revised possession grounds and procedures
• Landlords are clearly advised on the implications of the new regime
• Cases are reviewed under updated legal thresholds

The focus now shifts from preparation to execution, with compliance and consistency becoming critical in day-to-day operations.

Nathan Emerson, CEO of Propertymark

He says: “This marks a watershed moment for the private rented sector as the Renters Rights Act comes into force. 

“The removal of Section 21 and the move to a fully periodic tenancy system represent one of the most significant structural changes the industry has ever faced.

“This is no longer about preparation; it is about implementation. 

“Agents must now be fully operational within the new legal framework, ensuring every process, communication and decision is compliant from day one.

“While this transition will require adjustment, it also presents an opportunity for a more transparent and consistent lettings system.”

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