MHHG estate agents

A major change is coming to the private rental sector. The government has confirmed that Section 21 “no-fault” evictions will officially end from May 2026, marking one of the biggest reforms to landlord-tenant law in a generation.

At MHHG Estate Agents, we want our landlords and tenants to stay fully informed. Here is everything you need to know.

What’s Changing?

From 1 May 2026, landlords will no longer be able to serve a Section 21 notice to regain possession of a property without giving a reason. Instead, the system will move fully to “grounds-based” possession, meaning landlords must rely on legally defined grounds such as:

• Selling the property
• Moving back in or housing a family member
• Serious rent arrears
• Persistent anti-social behaviour
• Breaches of tenancy agreement

In addition to abolishing Section 21, several other reforms will come into effect:

• Key Changes for the Private Rental Sector
• Rent increases limited to once per year
• Rental bidding wars banned — landlords and agents cannot ask tenants to outbid each other
• Advance rent limits — landlords cannot request more than one month’s rent upfront
• No discrimination against tenants with children or those receiving benefits
• Stronger enforcement powers for local authorities, including higher financial penalties

What This Means for Landlords

The end of Section 21 marks a major procedural shift. While landlords will still be able to regain possession, the process must now follow specific legal grounds.
To prepare, MHHG Estate Agents recommends:

1. Reviewing All Tenancy Agreements

Ensure tenancy documents are compliant with the new rules and contain clear clauses regarding rent increases, tenant responsibilities, and grounds for possession.

2. Strengthening Record-Keeping

Evidence will be essential when applying for possession under the new system.
This includes:

• Rent statements
• Communication logs
• Inspection records
• Reports of anti-social behaviour

3. Understanding the New Rent Rules

Rent can only be increased once in any 12-month period. Tenants must receive proper notice and any increase must be fair, transparent, and compliant.

4. Preparing for Increased Regulation

Local councils will gain new enforcement powers. Ensuring full compliance will be crucial to avoid penalties.

What Tenants Should Know

These reforms aim to create a more secure, stable rental experience. Tenants will have:

• Greater protection from unfair evictions
• Clearer rights regarding notice periods and rent increases
• Protection from discrimination
• Stronger pathways to challenge poor conditions
• Tenants should still maintain good communication, pay rent on time, and comply with all terms of their tenancy.

Important Dates

1 May 2026 — Section 21 officially ends
Any Section 21 notices served before this date must follow the transitional rules and reach court by the required deadline
MHHG Estate Agents will guide all our landlords through this transition to ensure complete compliance with the new legislation.

How MHHG Estate Agents Can Help

As Manchester’s trusted property management specialists, we provide:
✔ Fully compliant tenancy agreements
✔ Rent arrears management
✔ Legal-ready documentation
✔ Professional tenant communication
✔ Property inspections and reporting
✔ Ongoing updates on legislation that affects your portfolio
We will continue updating our landlords as more details are released.

Final Thoughts

The end of Section 21 marks a significant shift — but with the right guidance and management, landlords can continue to operate confidently and successfully. MHHG Estate Agents is here to ensure your properties remain compliant, profitable, and protected.