The Renters’ Rights Act 2025 (“RRA”) received Royal Assent on 27 October 2025 and its headline provision is the abolition of “no-fault eviction” which will come into force on 1 May 2026. Many housing groups have described this as a monumental change, marking what they see as the end of arbitrary evictions for England’s 12 million private renters, many of whom are tenants in Assured Short Hold Tenancies (ASTs).
But is that accurate? Upon closer inspection, the revised Schedule 2 to the Housing Act 1988 reveals a different picture. Whilst section 21 is being abolished, several reformed and newly introduced Section 8 grounds will permit landlords to recover possession in circumstances that involve no wrongdoing whatsoever on the part of the tenant. In other words, the concept of “no-fault” eviction is not being completely done away with; it is, to a significant degree, being rebranded.
The New “No-Fault” Grounds Under Section 8
Going forward, every eviction will require the landlord to rely upon one or more of the grounds for possession set out in the revamped Schedule 2 to the Housing Act 1988, served by way of a Section 8 notice.
The RRA introduces and expands a category of Section 8 grounds. These allow landlords to recover possession for reasons entirely unconnected with any fault or default by the tenant.
Ground 1 — Landlord or Family Member Requires the Property
(Amended, Mandatory Ground)
Ground 1 has existed for many years but has been widened by the RRA. A landlord, or a “close family member”, can recover possession if the property is required as their primary residence.
Where possession is obtained under Ground 1, the landlord is subject to a 12-month restriction on re-letting. Marketing or re-letting the property during that period is a criminal offence.
These safeguards are intended to prevent misuse. However, the key point remains unchanged: a tenant may still be required to leave despite having done nothing wrong.
Ground 1A — Landlord Intends to Sell
(New, Mandatory Ground)
Ground 1A is a new addition. It allows a landlord to recover possession where they intend to sell the property.
The same 12-month restriction applies, alongside a requirement to give at least four months’ notice. As with Ground 1, re-letting within the restricted period is a criminal offence.
A practical issue remains around evidence. The legislation does not clearly define what a landlord must show to prove a genuine intention to sell. Government guidance indicates that a simple statement will not be sufficient, but further clarity is likely to develop through practice and case law.
For landlords in Gloucestershire’s rental market, particularly in areas such as Cheltenham and Gloucester where demand remains strong, this ground is likely to be used with some frequency.
The Prescribed Information Sheet: New Compliance Requirements for Gloucestershire Landlords
Alongside the above changes to the grounds for possession, the RRA introduces an important procedural obligation that all landlords with existing ASTs must comply with between the 1 and the 31 May 2026.
On 20 March 2026, the government published the Renters' Rights Act Information Sheet 2026: a 4-page document that landlords are required to give to every existing tenant.
Who Must Receive It?
All landlords with ASTs created before 1 May 2026 must provide the Information Sheet to every named tenant.
Where a tenancy is not in writing, landlords must instead provide prescribed information covering the key terms of the arrangement.
Crucially, if a landlord has a letting agent who manages the property on their behalf, the agent must also provide the sheet to the tenant, regardless of whether the landlord has already provided a copy.
This is a key compliance point for landlords operating in the South West, particularly those with managed portfolios.
What Does the Information Sheet Cover?
The Information Sheet provides tenants with information on the changes introduced by the RRA, including:
the new rules on possession proceedings, notice to quit periods and eviction;
the end of fixed-term tenancy agreements and most importantly, that all ASTs will become Assured Monthly Periodic Tenancies from 1 May 2026;
information on rent increases, namely that they will be limited to once per year;
tenant rights including the right to keep a pet and property standards; and
the requirement for written terms to be provided by the landlord.
The Penalty for Non-Compliance
As previously stated, the Information Sheet must be served by 31 May 2026. The starting point for a first breach is £4,000, and the maximum penalty is up to £7,000. As such, the government advice is to record evidence of service on all recipients.
Other new documents
The new regulations also specify that, following the 1 May 2026 new prescribed forms must be used such as:
Notice of Increase of Rent (Section 13 Notice); and
Notice seeking possession (Section 8 Notice).
It is important that the correct version of the forms are used following 1 May 2026.
A Shift in Label, Not Necessarily in Outcome
While the removal of section 21 is a notable reform, the introduction and expansion of mandatory Section 8 grounds means that tenants can still face eviction where there has been no breach of tenancy.
The practical effect of the RRA is to shift the focus of no-fault possession from a purely administrative procedure (section 21 notice plus mandatory court order) to a judicially scrutinised process with clearly defined substantive grounds, where landlords have to provide all information to the tenant or face criminal liability.
The distinction is important. The terminology may have changed, but in certain circumstances, the outcome remains the same.
If you are a landlord or tenant in Cheltenham, Gloucestershire or the surrounding counties that’s concerned about your position, the Commercial Litigation team at BPE are here to help. Click here to arrange a confidential discussion today.
