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What you need to know about landlords and tenants’ rights in 2026
The legal landscape for landlords and tenants is changing rapidly, and we want to keep you in the loop. With new legislation, greater regulatory scrutiny and increasing disputes around rent and possession, understanding your rights and responsibilities has never been more important.
Astle Paterson’s experienced litigation solicitors are here to provide clear, practical advice to help you resolve property disputes efficiently and cost effectively.
The end of Section 21 and the rise of Section 8
One of the most significant reforms is the abolition of Section 21 under the Renters’ Rights Act 2025, which is due to come into force on 1st May 2026. This removes the ability for landlords to evict tenants without fault and means possession claims must instead rely on Section 8 grounds – such as rent arrears, anti-social behaviour, or if they intend to sell the property or move in.
As a landlord, you will need to provide a valid and evidenced reason to repossess your property. It will be essential to familiarise yourself with the updated Section 8 grounds and ensure your documentation and record-keeping are in order.
If you are a landlord seeking to regain possession of your property, the process remains highly technical. You will need to serve the correct notice before applying to the court for a possession order. If tenants do not leave, a warrant for possession will be required. Errors can result in delays or allegations of unlawful eviction.
Our team offers a fixed fee service for eviction and possession claims, giving you clarity from the outset.
Replacement of assured shorthold tenancies
Fixed-term ASTs would be replaced by rolling periodic tenancies, offering tenants more flexibility. Tenants could end their tenancy at any time with two months’ notice.
This change reduces the ability to plan long-term around fixed tenancy dates and may lead to shorter, more fluid occupancy periods. You may need to revisit your strategies for tenant retention and void period management.
HMO licensing and local authority scrutiny
Licensing requirements for Houses in Multiple Occupation continue to tighten, with local authorities increasing enforcement activity. Failure to comply with HMO licensing regulations can result in substantial penalties and rent repayment orders.
Landlords must ensure they understand their obligations, while tenants should be aware of their rights where properties are unlicensed or fail to meet statutory standards.
Rent increases and disputes
High demand in the rental market has made rent increases a common source of tension. Landlords must follow strict statutory procedures when increasing rent. Tenants have the right to challenge increases they believe are unfair through the appropriate tribunal process.
These disputes can quickly become complex. Seeking professional advice ensures your position is protected from the outset.
Resolving property disputes
Landlord and tenant disagreements arise when one party seeks to take legal action such as seeking possession or some other kind of breach of contract.
Astle Paterson’s specialist litigation team can advise on contractual disputes, debt recovery and property disputes in an easy to understand and practical manner. Our Dispute Resolution and Litigation team has extensive experience in mediation, arbitration, adjudication and court proceedings. Wherever possible, we aim to resolve matters before they reach the courtroom, saving you time, stress and cost.
Clear advice when you need it most
If you are a landlord seeking possession, a tenant defending your rights, or involved in a wider property dispute, having experienced litigation solicitors by your side makes a significant difference.
At Astle Paterson, we guide you through every stage of the process, handle essential legal documentation and communicate with the other party on your behalf. If you need legal guidance regarding landlords’ and tenants’ rights, contact our experienced litigation team today.
For further information, please contact our trusted and knowledgeable Civil Dispute Resolution & Litigation team on 01283 531366 or email enquiries@astlepaterson.co.uk.
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