The headline date is 1 May 2026. That is when the end of Section 21 becomes real and every tenancy starts shifting towards the new periodic system. Some see this as long overdue. Others see it as the start of much tougher terrain for landlords, especially those already balancing rising mortgage costs, higher regulatory expectations and thin margins. Conversations with agents suggest many landlords are taking stock now, deciding whether they want to stay in the market at all.
There is also the noticeable rush of Section 21 notices being served before the abolition takes effect. Possession claims have risen sharply over the past year as some landlords attempt to secure vacant possession while they still can. The result is a spike in notices that has little to do with problem tenancies and far more to do with landlords preparing for a future where regaining possession becomes more structured and evidence-based. It adds to the sense that the sector is going through a period of recalibration, with some landlords stepping back while others plan for tighter compliance.
For tenants, the promise is greater security. No more sudden evictions without cause. No bidding wars. No being turned away simply because they have children or are in receipt of benefits. It sounds reassuring on paper and, for many, it will be. Yet the rise in early Section 21 notices shows how nervous some landlords have become, and that unease may reduce available rental stock long before the new rules even arrive.
Some earlier changes arrive on 27 December 2025, when councils gain stronger investigatory powers. They will be able to demand documents, carry out checks more quickly and pull in third-party data. Good landlords will take this in their stride. Others may struggle, especially those who have let paperwork slide or relied on informal arrangements.
Then comes the second wave in late 2026. This includes the new landlord and property database and the private rented sector ombudsman. Both will change how disputes are settled and how properties are recorded. For tenants, the hope is faster, clearer resolutions. For landlords, it introduces another layer of compliance on top of what already exists. It will be interesting to see how smaller landlords adapt when many already feel stretched.
The longer-term plans, which could run well into the 2030s, include a new Decent Homes Standard for the private sector and the potential extension of Awaab’s Law. This signals a major cultural shift. Quality, safety and accountability are no longer optional extras. They are set to become part of the basic fabric of renting.
For conveyancers, agents and search professionals, the changeover will create steady waves of queries. Tenancies will not need to be rewritten in May 2026, yet every landlord will be expected to provide the new government information sheet by 31 May. Anyone buying or selling a tenanted property will need to understand what regime that tenancy now sits under. Buyers will want clarity. Sellers will need to provide it. There is a real risk of confusion unless people prepare early.
It is a lot to absorb, and it is easy to see why the sector is paying close attention. On next Thursday’s Property Quorum at 10am, Gareth Wax will be joined by myself, Chris Gilsenan, Juliet Baboolal and Wendy Gibson as we look at what these timelines mean in real-world terms. The discussion will keep things practical, grounded and open to all viewpoints.
You can catch Property Quorum live, or watch later on our YouTube channel Spilling the Proper-Tea: https://www.youtube.com/@SpillingTheProper-Tea
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