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If you are involved in a rental property in Berkshire, either as a landlord or as a tenant, significant changes to the law came into force on 1 May 2026. The Renters Rights Act 2025 received Royal Assent in October 2025 and represents the most substantial reform of the private rental sector in nearly four decades. Whether you own rental property in Reading, Earley, Tilehurst, or elsewhere in the Thames Valley, or whether you are a tenant in any of these areas, this article sets out what you need to know.
Until 1 May 2026, landlords in the private rented sector in England could end a tenancy by serving a Section 21 notice, often referred to as a 'no-fault eviction', giving tenants two months notice to leave without the landlord having to provide any specific reason. This mechanism has now been abolished. At the same time, the form of tenancy most commonly used in the private sector, the assured shorthold tenancy, has been replaced by the assured periodic tenancy. Existing assured shorthold tenancies automatically converted to assured periodic tenancies on 1 May 2026. Landlords are not required to issue new tenancy agreements, but they must provide tenants with a government information sheet by 31 May 2026 explaining the new arrangements.
With Section 21 abolished, landlords who wish to regain possession of their property must now use a Section 8 notice and cite one or more of the legally permitted grounds for possession. The Act has expanded and amended these grounds in a number of important respects.
Rent arrears. A mandatory ground for possession exists where a tenant owes at least three months rent. This is a change from the previous position, where serious arrears was triggered at two months. The required notice period under this ground is four weeks, up from two weeks previously.
Sale of the property. A new ground allows a landlord to seek possession where they intend to sell the property. However, this ground cannot be used during the first twelve months of the tenancy, and the landlord is restricted from re-letting the property for twelve months after regaining possession.
Occupation by the landlord or a family member. The existing ground permitting a landlord to recover the property for their own occupation, or that of a close family member, remains available but again cannot be used in the first twelve months of the tenancy.
Anti-social behaviour and property damage. Grounds relating to tenant conduct, including anti-social behaviour, damage to the property, and use of the property for illegal purposes, remain available and are in some respects strengthened under the new Act.
Landlords should ensure their records are well maintained. Given that Section 21 notices are no longer available, the ability to recover possession now depends on being able to demonstrate one of the permitted grounds clearly and with supporting evidence. This makes it important to keep thorough records of any rent arrears, communications with tenants, and incidents that might be relevant to a Section 8 claim.
As before, if the tenant refuses to leave after being served notice, the landlord must raise court proceedings. The courts are currently managing a significant volume of cases. Early legal advice is strongly recommended for any landlord considering possession proceedings.
Tenants in the private rented sector now have greater security. You cannot be required to leave your home without your landlord providing a valid legal reason. If you receive a notice that you believe to be invalid or where you dispute the grounds cited, you should seek legal advice promptly. There are time limits within which a response to possession proceedings must be made.
The Act also introduces new protections in other areas. Rent increases are limited to once per year, with at least two months notice required. Landlords cannot ask for more than one month's rent in advance. Tenants have the right to request permission to keep a pet, and landlords must respond to such requests within defined time limits.
Whether you are a landlord seeking to understand your options or a tenant who has received a notice to leave, the changes brought in by the Renters Rights Act 2025 are significant and the detail matters. Hewetts Solicitors in Reading has considerable experience acting for both landlords and tenants across Berkshire and the Thames Valley. Please contact us to discuss your situation in confidence.
Oliver Kew - o.kew@hewetts.co.uk
Published on 19/06/2026