Renters' Rights Act checker for landlords

Possession grounds a private landlord can use

Ground	Reason	Type	Notice
1	Landlord or family moving in	Mandatory	4 months
1A	Selling the property	Mandatory	4 months
4A	Student HMO: re-letting to new students	Mandatory	4 months
5A	Agricultural worker	Mandatory	2 months
5C	Employment by the landlord has ended	Mandatory	2 months
6	Redevelopment	Mandatory	4 months
6B	Complying with enforcement action	Mandatory	4 months
7	Death of the tenant	Mandatory	2 months
7A	Serious anti-social or criminal behaviour	Mandatory	None
7B	No right to rent	Mandatory	2 weeks
8	Serious rent arrears	Mandatory	4 weeks
9	Suitable alternative accommodation	Discretionary	2 months
10	Some rent arrears	Discretionary	4 weeks
11	Persistent late payment of rent	Discretionary	4 weeks
12	Breach of the tenancy (other than rent)	Discretionary	2 weeks
13	Damage to the property	Discretionary	2 weeks
14	Nuisance, annoyance or anti-social behaviour	Discretionary	None
14ZA	Offence during a riot	Discretionary	2 weeks
15	Damage to furniture	Discretionary	2 weeks
17	Tenancy obtained by a false statement	Discretionary	2 weeks

Mandatory: the court must order possession if the ground is proved. Discretionary: it orders possession only if it considers it reasonable (Housing Act 1988, Schedule 2). Notice periods from section 8 of the Housing Act 1988. Grounds limited to social landlords, lenders, employers or supported housing providers: 1B, 2, 2ZA, 2ZB, 2ZC, 2ZD, 4, 5, 5B, 5D, 5E, 5F, 5G, 5H, 6A, 14A, 18.

What the checker works out, and what it doesn't

The notice period runs from the day the notice is served; the date in the notice can't be earlier than the day after it ends (Housing Act 1988, section 8).
For Grounds 1 and 1A, the date in the notice can be no earlier than the last day of the tenancy's first year (both days count). For Ground 6, the tenancy must have begun at least six months before the date in the notice; we use the cautious reading of the six-month rule (Housing Act 1988, Schedule 2; Renters' Rights Act 2025, section 146).
Whether the tenancy existed before 1 May 2026 depends on when the agreement was entered into, not when the tenancy began (Renters' Rights Act 2025, section 146).
Proceedings must start within 12 months of serving the notice (Housing Act 1988, section 8), so start well before then.
It doesn't check whether the facts of a ground are met, the notice form, deposit or licensing rules, or the time limits for serving a Ground 7A notice (Schedule 2).
It doesn't cover social housing, Wales (the Renting Homes (Wales) Act 2016 applies there) or Scotland.

The rules behind the common questions

In England, section 21 "no fault" possession was abolished for private assured tenancies from 1 May 2026 (SI 2026/421, regulation 2). A landlord now needs a ground in Schedule 2 to the Housing Act 1988, with the right notice period; notices served before 1 May 2026 follow transitional rules (SI 2026/421).

Grounds 1A (selling) and 1 (the landlord or close family moving in) need four months' notice. After serving such a notice, the landlord can't let or market the property to let during the restricted period, which runs from the day the notice is served until the end of 12 months beginning with the date in the notice (Housing Act 1988, section 16M; section 16E).

Under Ground 8, the arrears must be at least 13 weeks' rent if rent is paid weekly or fortnightly, 3 months' rent if it is paid monthly, one quarter's rent more than three months in arrears if it is paid quarterly, or three months' rent more than three months in arrears if it is paid yearly, both when the notice is served and at the hearing; the notice period is four weeks, and universal credit housing payments the tenant hasn't yet received don't count as arrears (Housing Act 1988, Schedule 2; section 8).

Rent can be increased once a year using the section 13 procedure on the prescribed form (Form 4A), with at least two months' notice. The first increase can't take effect until 52 weeks after the tenancy began, the new rent must start at the beginning of a rental period, the tenant can ask the First-tier Tribunal to decide the rent before it starts, and rent review clauses no longer apply (Housing Act 1988, section 13; Renters' Rights Act 2025, section 6).

A tenant can ask in writing to keep a pet, describing it; the landlord must give or refuse consent in writing on or before the 28th day after the request, extended by 7 days after receiving further information reasonably asked for or a superior landlord's answer, or to a date both agree. A landlord can reasonably refuse where a superior lease forbids the pet (section 16A; section 16B).

For a new tenancy, the landlord must give a written statement of the prescribed terms and information before the tenancy is entered into (section 16D; Renters' Rights Act 2025, section 12). For tenancies with a written agreement that existed before 1 May 2026, GOV.UK says landlords must give tenants the government's Renters' Rights Act Information Sheet on or before 31 May 2026 (GOV.UK roadmap).

Questions

Can I still serve a section 21 notice?

No. In England, section 21 'no fault' possession was abolished for private assured tenancies from 1 May 2026. A landlord now needs a ground in Schedule 2 to the Housing Act 1988, served on the prescribed notice (Form 3A) with the right notice period. Notices served before 1 May 2026 follow transitional rules.

How much notice do I give if I want to sell or move in?

Four months, under Ground 1A (selling) or Ground 1 (you or close family moving in). The date in the notice can be no earlier than the last day of the tenancy's first year (counting both the day the tenancy began and that date), though the notice itself can be served during the first year. Afterwards you can't let or market the property to let during the restricted period: from the day the notice is served until the end of 12 months beginning with the date in the notice (Housing Act 1988, section 16M(4)(a)).

How much rent arrears do I need for the mandatory ground?

Under Ground 8, at least 13 weeks' rent if rent is paid weekly or fortnightly, 3 months' rent if it's paid monthly, one quarter's rent more than three months in arrears if it's paid quarterly, or three months' rent more than three months in arrears if it's paid yearly, both when the notice is served and at the hearing. The notice period is four weeks. Universal credit housing payments the tenant hasn't yet received don't count as arrears.

How often can I put the rent up?

Once a year, using the section 13 procedure on the prescribed form (Form 4A), with at least two months' notice. The first increase can't take effect until 52 weeks after the tenancy began, and the new rent must start at the beginning of a rental period. The tenant can ask the First-tier Tribunal to decide the rent before the new rent starts. Rent review clauses no longer apply.

Can I refuse a tenant's request to keep a pet?

Not unreasonably. The tenant asks in writing and describes the pet; you must give or refuse consent in writing on or before the 28th day after the request. That can be extended by 7 days after you receive further information you reasonably asked for, or a superior landlord's answer, or to a date you both agree. Refusing is reasonable where a superior lease forbids the pet.

Do I need to give my tenants anything because of the new law?

Yes. For a new tenancy, the landlord must give a written statement of the prescribed terms and information before the tenancy is entered into. For tenancies with a written agreement that existed before 1 May 2026, GOV.UK says landlords must give tenants the government's Renters' Rights Act Information Sheet on or before 31 May 2026.

Sources

Rates checked against these sources on 30 October 2026. Updated 30 October 2026. This is a calculation, not legal or tax advice: Instrukt is not a law firm or a tax adviser.