Three Months On from the Renters’ Rights Act

It is now just over three months since the Renters’ Rights Act changed the way tenancies work in England.

Section 21 ‘no-fault’ evictions have been scrapped and fixed-term assured tenancies have moved onto a rolling, periodic basis. For landlords and tenants across Lancaster and Morecambe, it has meant getting used to a different way of doing things.

It is still too early to know the full effect of the changes. What we can do, though, is look at how and why tenancies were ending before the Act came into force.

Most tenants chose to move

The latest English Housing Survey makes interesting reading.

Among renters whose tenancy had ended during the previous 12 months, 63% said they left because they wanted to move. Another 17% said they had reached the end of an agreed fixed term.

By comparison, 14% had been asked to leave by their landlord or letting agent. That is the group most affected by the removal of Section 21.

Landlords can still regain possession of a property, but they must now have a valid legal reason. That might be because they plan to sell, want to move into the home themselves, or because there are serious rent arrears or problems with antisocial behaviour.

The survey also found that 12% of tenancies ended by mutual agreement, while only 3% ended specifically because the landlord had increased the rent. People could give more than one answer, so the percentages do not add up neatly to 100%.

What these figures show is that most tenancies were not ending because landlords wanted their properties back. In most cases, renters had simply decided it was time to move on.

The statistic that stood out to me

For me, the most interesting figure was not actually about eviction.

Of the renters who chose to move, 18% said they were unhappy with the service they received from their landlord or agent after giving notice.

That is nearly one in five tenants who had made their own decision to leave, yet still finished the tenancy feeling dissatisfied.

The final few weeks can easily be overlooked. Once notice has been given, attention naturally turns to finding a new tenant and preparing the property. The outgoing tenant, meanwhile, is trying to organise another home, pack their belongings and work out exactly what is expected before handing back the keys.

This is where communication really counts. Tenants need to know when viewings may happen, how the check-out will work and what they need to do before leaving. They should also be kept informed about the return of their deposit.

None of that is complicated, but when it is handled badly, it can sour an otherwise perfectly good tenancy.

What landlords need to know now

The new rules do not mean a landlord has lost control of their property. They do mean that ending a tenancy needs more thought and care.

A fixed term coming to an end is no longer enough on its own. The correct possession ground must be used, notice periods must be followed and the paperwork needs to be right. A landlord and tenant can still agree to end a tenancy together, providing that agreement is genuinely mutual.

For local landlords, having clear records and asking for advice early can prevent a great deal of stress later.

The rules may have changed, but the basics have not. Treat people fairly, keep them informed and make sure every tenancy ends as professionally as it began.

Source: English Housing Survey 2024–25, private rented sector overview.