From 1 May 2026, private renting in England changes: assured shorthold tenancies and section 21 "no fault" evictions are abolished, and new prescribed forms apply to private landlords and tenants.
Key facts
- Who: Private landlords and tenants in England; tenants and landlords with notices served before 1 May 2026; social housing tenants and landlords (who keep the old forms)
- From: 1 May 2026
- Source: Assured tenancy forms (GOV.UK)
On 1 May 2026 the Renters' Rights Act 2025 abolished assured shorthold tenancies and ended section 21 "no fault" evictions in the private rented sector in England. New forms for tenancy processes in privately rented homes have been introduced as part of the change.
The forms are "prescribed forms". Landlords and tenants must use them to make a notice or a referral to the tribunal valid. The wording must not be changed unless the form allows it, and any notice periods in the form must be followed.
The new private sector forms
- Form 3A: notice seeking possession, also known as a section 8 notice.
- Form 4A: landlord's notice proposing a new rent.
- Form 5A: notice proposing a new rent or licence fee for an assured agricultural occupancy.
- Form 9A: notice proposing an assured tenancy where the conditions for an assured agricultural occupancy are met. It must be served before the tenancy begins.
- Form 1A and Form 2A: proposing different terms for a tenancy that arises by succession, and referring that proposal to the tribunal.
A tenant who disagrees with a proposed rent can ask the tribunal to decide the open-market rent. A tenant can also ask for that decision in the first 6 months of the tenancy.
Social housing
Where the landlord is a private registered provider of social housing, the changes will not apply until 2027 at the earliest. Those landlords and tenants continue to use the old forms, now called the forms for social housing assured tenancies. Section 21 forms such as Form 6A are not available for privately rented homes.
Notices served before 1 May 2026
A private landlord or tenant who served or was served with a valid section 8 or section 21 notice that had not expired immediately before 1 May 2026 can keep using the social housing forms while the notice remains valid, but only in set situations:
- The court process has not started and the deadline has not passed. The deadline is the earliest of the time left on the notice or 31 July 2026. The court cannot be asked to start a claim after 31 July 2026, unless the deadline was extended because the tenant was in a breathing space.
- Court proceedings started before 1 May 2026 and have not finished.
- The possession process started before 1 May 2026 and the case is delayed because the tenant entered a breathing space.
Once the court process ends, or if no proceedings are started by the deadline, the tenancy automatically becomes an assured periodic tenancy. Section 21 is then unavailable and the updated section 8 grounds must be used. The private sector forms apply from that point.
What this means for landlords and tenants
- Check which form applies to your tenancy and whether it is a private or social housing tenancy.
- Use the current prescribed form without altering it. A changed form may not be valid.
- If a notice was served before 1 May 2026, check the dates, especially the 31 July 2026 deadline for starting court action.
- If you are unsure whether your situation fits one of the exceptions, get advice before completing a form or a deadline passes.
Sources
- Assured tenancy forms, GOV.UK