Landlords who plan to regain possession of a property before the Renters’ Rights Act changes take effect on 1 May 2026 should ensure they follow the Government’s updated guidance carefully, otherwise notices may be invalid and eviction claims could fail.
Key points from the Government guidance:
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If you serve a Section 8 or Section 21 notice before 1 May 2026, that notice can still be used to start a possession claim after 1 May, but only if it was served correctly and in time.
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Notices issued on or after 1 May 2026 must follow the new possession process under the Renters’ Rights Act (official guidance here).
Before 1 May 2026 — What Landlords Should Do
1. Serve the correct notice now
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A valid Section 8 notice must be served using the correct form (Form 3), include the correct notice period and state the grounds clearly, before 1 May 2026.
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A Section 21 notice can still be used for assured shorthold tenancies before that date, but only if:
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it is served correctly and meets the current criteria, and
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it gives the required notice period.
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2. Know Your Time Limits
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If you serve a notice before 1 May, you must start court proceedings:
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within the period specified on the notice, and
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by 31 July 2026 at the latest.
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This may be a shorter window than under current rules, so don’t delay.
3. Check Validity and Compliance
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Notices served after 1 May won’t be valid unless they follow the new statutory process.
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Ensure deposits are protected, prescribed tenant information has been given, and all pre-conditions to serving notice are met now, or your claim later may be blocked.
What This Means for East Midlands Landlords
This transition period offers a final opportunity to serve notices under the current rules.
Getting the paperwork right before 1 May could save time, cost and uncertainty later, particularly where you already have issues such as arrears or breaches of tenancy.
Read the Government guidance on serving possession notices before 1 May 2026 here:
https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/giving-notice-of-possession-to-tenants-before-1-may-2026