Dawn of the Renters’ Rights era

• Describes private tenancy sector rights and responsibilities now the Renters’ Rights Act 2026 has come into force.
• Succinctly sets out main points, including that assured shorthold tenancies and s 21 evictions no longer exist while the grounds for possession have broadened to include intention to sell with vacant possession and intention to move a family member into the property.

It is a brave new world in the private rental sector in England. As of 1 May 2026, the Assured Shorthold Tenancy (AST) is gone, there are no more fixed terms for tenancies under the Act, and s 21 is gone. And the tribunals are about to get a whole lot busier.

Possession

The new regime widens and liberalises the opportunities for landlords and lenders to recover possession. There is a new ground where the landlord intends to sell with vacant possession, and a liberalised ground for if a