The transitional window for pre-abolition Section 21 notices closes on 31 July 2026 — the last day to issue court possession proceedings on a notice served before Section 21 was abolished on 1 May 2026. Plus this week's RRA commencement updates across England and Wales and the deadlines falling in the next 30 days.
Lead item
The most pressing compliance matter for private landlords in England this week is the fast-approaching transitional deadline for pre-abolition Section 21 notices. Section 21 was abolished on 1 May 2026 under the Renters' Rights Act 2025, ending no-fault evictions across the private rented sector. Transitional provisions mean that if a private landlord served a valid Section 21 notice before 1 May 2026, they must begin court possession proceedings on or before 31 July 2026. The hard deadline to issue the claim is 31 July 2026. If a landlord fails to issue their claim by this date, the Section 21 notice becomes invalid and the no-fault possession route is lost permanently. Landlords should note that the deadline is the earlier of six months from the date of the Section 21 notice or 31 July 2026, which is the absolute backstop regardless of when the notice was served. Any landlord holding a pre-commencement notice who has not yet issued court proceedings should act immediately. Missing this window means switching to Section 8, with the associated grounds, notice periods, and mandatory court hearing.
Regulatory updates this week
England: RRA Information Sheet deadline passed (31 May 2026) The statutory deadline for landlords in England to issue the government-produced Renters' Rights Act Information Sheet 2026 to existing tenants was 31 May 2026. If a landlord uses a letting agent to manage the property, the agent must also provide the Information Sheet to the tenant, even if the landlord has already done so. Failure to provide it by 31 May 2026 could result in a fine of up to £7,000. Providing a link to the information sheet in an email or text message does not suffice; landlords must attach the leaflet as an unaltered PDF. Landlords who have not yet complied should seek advice on their position.
England: Section 21 abolished, Section 8 grounds now mandatory (from 1 May 2026) On 1 May 2026, almost all existing assured and assured shorthold tenancies automatically converted into assured periodic tenancies, ending fixed terms, abolishing Section 21 notices, and requiring compliance with most of the Renters' Rights Act from that point. The act's provisions relating to rent increases, rent in advance, rental bidding, keeping pets, and discrimination also came into force on 1 May 2026, alongside measures to strengthen local authority enforcement, including increased financial penalties. The maximum civil penalty for relevant offences is £40,000.
England: Anti-discrimination rules now in force (from 1 May 2026) The Renters' Rights Act prohibits landlords from discriminating against potential tenants because they have children or receive government benefits. It includes provisions to stop bidding wars, requiring any written advertisement seeking tenants to include the asking price and prohibiting landlords from accepting offers above this price. Breaches are enforceable by local authorities. Landlords and agents must review their advertising practices and tenant-selection policies immediately.
Wales: Anti-discrimination provisions commence 1 June 2026 Regulations confirm that the provisions of the Renters' Rights Act 2025 relating to protection against rental discrimination will be implemented in Wales from 1 June 2026. Although most of the Act applies only in England, the sections prohibiting discrimination against prospective and existing contract-holders on the basis of children or receipt of means-tested benefits will have equivalent effect in Wales. Landlords must provide contract-holders with a written statement of these new terms no later than 14 June 2026. This affects all private landlords in Wales with occupation contracts.
Wales: Periodic review of Renting Homes Act (published May 2026) The Welsh Government published a periodic review of the Renting Homes (Wales) Act 2016 in early 2026, consulting on possible amendments including additional tenant protections and changes to written statement requirements. Landlords in Wales were invited to respond to the consultation. The review focuses on the effectiveness of notice periods and fitness for human habitation standards. No legislative changes have yet been confirmed; landlords should monitor Welsh Government announcements for outcomes.
England: Two-staircase rule for new residential buildings over 18m (from 30 September 2026) New residential buildings of 18m or taller must be designed and built with two separate staircases from 30 September 2026. Projects that receive Building Regulations approval before that date will have a further 18 months to ensure compliance. The rule covers blocks of flats, build-to-rent schemes, and purpose-built student accommodation above the height threshold.
Deadlines in the next 30 days
- 1 June 2026: Source of income discrimination ban commences (England)
- 14 June 2026: Wales anti-discrimination written statement deadline
- 30 June 2026: MEES/EPC C consultation closes (England)
- 31 July 2026: Last day to issue S21 court proceedings (England)
One to watch
The government's MEES/EPC C consultation closes on 30 June 2026. If adopted, this would require all privately rented properties in England to meet EPC Band C by 2028 for new tenancies and 2030 for existing tenancies. These dates remain proposed only and have not been confirmed in legislation. Landlords with properties rated D or below should monitor the outcome of the consultation before committing to major retrofit spending.
This content is for general informational purposes only and does not constitute legal, financial, or professional advice. Always verify information against the original source and seek independent professional guidance before acting on any regulatory matter.