What the Renters Rights Act Means for Hale Landlords from May 2026

Section 21 is Abolished, Effective Immediately

Section 21 of the Housing Act 1988 allowed landlords to end a periodic tenancy without cause and without reason. You did not need to state why you were ending the tenancy; you simply served two months' notice. That route is now closed. From 1 May 2026, it no longer exists.

• No new Section 21 notices can be served from 1 May onwards
• Any Section 21 notice served before 1 May remains valid until 31 July 2026, after that it expires
• If you have a valid Section 21 notice outstanding, you must apply to the court for a possession order by 31 July 2026, or you lose that right entirely

This is not a theoretical deadline. If you served notice in March and intended to rely on Section 21, you are now in a 4-month window to complete the court process. Bentley Hurst is working with landlords in Hale who are in this position to ensure they understand the timeline and consult the right solicitors.

Section 8 is Now Your Only Route to Possession

What Section 8 grounds require

You can no longer end a tenancy simply because you wish to. You must now have a specific reason: non-payment of rent, breach of tenancy (e.g. damage, nuisance, anti-social behaviour), failure to allow access, or other grounds set out in Schedule 2 of the Housing Act 1988. These are called prescribed grounds and are defined in law. When you serve notice under section 8 possession proceedings, you must specify which ground you are relying on.

• Ground 8: Two or more months' rent arrears (most common)
• Ground 13: Persistent delay in paying rent (even if not technically in arrears at notice date)
• Ground 14: Breach of tenancy terms (damage, nuisance, anti-social behaviour, etc.)
• Ground 15: Deterioration of the property
• Ground 16: Waste or deterioration of common parts
• Grounds 17 onwards: Relative occupiers, former owner-occupiers wanting possession for themselves (rare in the Hale lettings market)

How Section 8 differs from Section 21

Section 8 requires you to serve a statutory notice stating your ground clearly. The notice period is typically two weeks for Grounds 8 and 13 (rent-related), or two months for other grounds. You must serve it properly, often via a solicitor. If the tenant does not leave at the end of the notice period, you must apply to the court for a possession order. The court will consider whether your case is proven and whether it is reasonable to grant possession. This differs from Section 21, where the landlord's right to possession was automatic.

The 31 May 2026 Information Sheet Deadline

This is urgent

By 31 May 2026, you must provide every existing tenant with the prescribed government Information Sheet about their rights and responsibilities under the new Act. This is not optional. Failure to provide this document can affect your ability to pursue possession later. If you have existing tenancies in Hale, you must act within this window. You have fewer than 30 days from today.

• Deadline: 31 May 2026 (26 days away)
• Applies to: every existing tenancy (fixed-term and periodic)
• Document: the government's standard Information Sheet (published on gov.uk)
• Delivery method: in writing (email, post, or hand delivery are acceptable)
• Consequence of non-compliance: you may be unable to enforce certain possession claims later

Bentley Hurst is helping landlords obtain and distribute this document. If you manage multiple properties in Hale or Bowdon and are uncertain whether you have already issued the Information Sheet, please contact us. We can advise on the correct document and help ensure compliance.

Periodic Tenancies and Rent Increases Under the New Rules

Key point

If a fixed-term tenancy ends and the tenant continues to occupy without formal renewal, it becomes periodic. Under the new Act, you cannot simply give two months' notice to end a periodic tenancy. You must either renew the fixed term or rely on Section 8 with a prescribed ground to regain possession.

• Rent increases on periodic tenancies: you must give three months' notice, and the new rent must not exceed the maximum threshold set by Trafford Council and the national rent-setting guidance
• Rent increase process: serve written notice specifying the new rent; tenant can challenge it if it is substantially above comparable local rents
• Practical implication: many Hale landlords who have relied on periodic tenancies as a flexible management tool will now need to renew fixed-term tenancies proactively to avoid indefinite periodic arrangements

Pet Requests

Tenants now have a legal right to request keeping a pet. You must respond in writing within 28 days and provide specific reasons if you decline. This represents a shift from the previous blanket no-pets policy.

Decent Homes Standard

The new Act strengthens the decent homes standard. Properties must be safe, free from serious hazards, and maintain essential services. Enforcement is tightened. If a tenant reports hazards and you do not remediate, the council may intervene under Ground 15. For landlords in Hale, regular inspections and prompt repair response are legal obligations. Bentley Hurst's local lettings expertise includes contractor referrals and maintenance scheduling help.

How Bentley Hurst is Supporting Hale Landlords

Bentley Hurst is actively supporting landlords through this transition, helping with Information Sheet distribution by 31 May, tenancy document review, Section 8 solicitor introductions, rent increase guidance, and maintenance scheduling.

If you are a landlord in Hale or Bowdon and want to understand how the Act affects your portfolio, please get in touch. We can walk you through the implications and help you plan your next steps. We cannot offer legal opinions, but we ensure you are up to speed on practical requirements and refer you to specialists where legal advice is needed.

Practical Next Steps for Hale Landlords

• If you have a valid Section 21 notice outstanding: contact a solicitor immediately to discuss court applications by 31 July
• By 31 May: distribute the Information Sheet to all existing tenants
• Review your current tenancy agreements: ensure they comply with the new Act (pet provisions, rent increase clauses)
• If you are considering a possession claim: identify the prescribed ground and consult a solicitor on Section 8 process
• Property inspection: verify that your properties meet the decent homes standard and plan any remedial work

The Path Forward

The Renters Rights Act is now law. 1 May 2026 marks a watershed for residential lettings in Hale. The removal of Section 21 is significant, but it is not a prohibition on possession. Landlords can still regain vacant possession and manage portfolios, but must now do so with a stated, legal reason and through the Section 8 process. The system is more structured, formal, and tenant-protective than before. If you are proactive, maintain good records, act within deadlines (like the 31 May Information Sheet), and invest in professional advice when needed, the Act is manageable. Bentley Hurst's local lettings expertise is here to help you navigate it.