0:01 AM, 4th July 2025, About A week ago
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Landlords should start preparing now for a much tighter framework around possession under the Renters’ Rights Bill, one PRS expert says.
LRG’s national lettings managing director, Allison Thompson, says the abolition of Section 21 ‘no-fault’ evictions marks a pivotal shift.
In its place, a revamped Section 8 will impose extended notice periods, tougher evidence requirements and mandatory court involvement.
This will inevitably, Ms Thompson says, reshape how landlords regain possession of their properties.
She said: “Section 8 allows landlords to seek possession on either mandatory or discretionary grounds.
“Mandatory grounds include cases where the landlord intends to sell, move in or where the tenant is in serious rent arrears.
“Discretionary grounds include antisocial behaviour, property damage or other breaches of the tenancy agreement.”
She added: “The proposed legislation does not remove these grounds but significantly changes the timelines and conditions around how and when they can be used.”
Under the new rules, landlords wanting to sell or occupy their property will face a four-month notice period, up from the current two months.
They’ll also be barred from using these grounds within the first year of a tenancy, effectively granting tenants a 12-month shield against eviction unless serious breaches occur.
Also, once a notice is served for selling, landlords cannot re-let the property for a full year after the notice period ends.
That’s a 16-month restriction that could leave properties vacant if plans change.
Ms Thompson said: “For rent arrears, the threshold will increase. Tenants must be at least three months in arrears before a Section 8 notice can be served.
“The notice period itself will increase from two to four weeks.
“In practice, this means landlords are likely to lose at least four months of rental income before they are able to begin the possession process.”
She adds: “The only exception to these longer timeframes is in cases of antisocial behaviour.
“Where this can be evidenced, landlords will be able to begin proceedings immediately.”
She continued: “The removal of Section 21 and the reforms to Section 8 represent a shift towards a more regulated and court-led approach.
“Every eviction will now need to be justified with clear evidence.
“In contested cases, a hearing will be required, which means higher legal costs and longer delays.”
She adds: “Landlords relying on sale as a reason to end a tenancy will need to plan carefully.
“If their circumstances change or the property does not sell, it may still have to sit vacant until the full restriction period has passed.”
Also, the shift to a court-led system means every eviction will require robust evidence, potentially leading to higher legal costs and longer delays, Ms Thompson says.
Tenants will gain significant breathing room as the extended notice periods provide at least four months to address issues, clear arrears or relocate.
Stronger legal safeguards also ensure tenants can challenge evictions in court, reducing the risk of unfair removals.
Ms Thompson said: “Although the Renters’ Rights Bill is still being debated, it is sensible to prepare now.”
She recommends that landlords carry out rigorous affordability checks, keep detailed records and review whether their insurance cover includes legal expenses.
It will also help to partner with experienced managing agents who can help landlords stay compliant as the Bill nears enactment.
For help and advice about tenant eviction and collecting arrears, then Landlord Action may be able to help:
Specialists in tenant eviction and debt collection. Regulated by The Law Society.
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