Date Published 13 April 2026
Right… we've all seen the headlines.
From 1st May 2026, the Renters' Rights Act is changing the game – and yes, Section 21 (no-fault evictions) is gone.
But before anyone panics… landlords can still regain possession. It just isn't as quick or as simple as it used to be.
And here's the bit a lot of landlords don't fully realise yet… get this wrong, and you could be looking at some pretty hefty fines.
Let me break it down in plain English.
🏡 First Things First – Tenants Get 12 Months Protection
This is a big one.
For the first 12 months of a tenancy, landlords are effectively locked in if they're thinking of:
Selling the property
Moving back in (or moving family in)
There's no shortcut around this.
So if a landlord is thinking,
"I might sell in 6 months if the market improves…'
— that option has basically gone.
They need to commit to at least a year.
⏳ Notice Periods Have Doubled (Yes, Really)
Remember the old 2 months' notice?
Forget that.
If a landlord wants the property back to:
Sell (Ground 1A), or
Move in (Ground 1)
They now need to give 4 months' notice.
Meanwhile… tenants can still leave with 2 months' notice.
So landlords need to be planning well ahead, not reacting last minute.
🏷️ Selling the Property – It Has to Be Genuine
This is where it gets interesting.
If a landlord wants to use the new 'sell' ground (Ground 1A), they can't just say they're selling.
They need to actually be selling.
We're talking:
Instructing an agent
Marketing the property
Having a genuine plan in place
If it ends up in front of a judge and there's no real evidence?
There's a good chance the claim gets thrown out.
So the days of 'we might sell' notices are well and truly over.
🚫 The Big One – The 12-Month Re-Let Ban
This is the one that catches people out.
Once a tenant leaves under:
Selling (Ground 1A), or
Moving in (Ground 1)
The property cannot be re-let for 12 months.
Not long lets.
Not short lets.
Not Airbnb.
Nothing.
If the property doesn't sell? Tough.
It has to sit empty.
And if a landlord ignores this?
We're talking serious fines – potentially tens of thousands of pounds.
👨👩👧 Moving Back In – Wider Family Now Included
There is a bit more flexibility here.
Landlords can now move in:
Themselves
Their partner
Parents
Children
Grandchildren
Siblings (even half-siblings)
But… (there's always a but)
Still no use in the first 12 months
Still 4 months' notice
Still 12-month re-let ban afterwards
And yes – they'll need to prove it's genuine.
💡 So What Does This Mean in the Real World?
In simple terms:
No quick exits anymore
Everything takes longer
Planning is absolutely key
And mistakes are expensive
✅ Quick Takeaways (The Stuff You Really Need to Remember)
Tenants get a minimum 12-month stay before you can sell or move in
Notice periods are now 4 months, not 2
You must genuinely be selling – not just testing the waters
Once they leave, you can't re-let for 12 months
Get it wrong… and the fines aren't small
👋 Final Thought (From Me to You)
The ability to regain possession is still there… it just comes with a lot more strings attached.
This is where good advice really matters.
Because in this new world, it's not just about what you do…
it's about doing it properly, at the right time, with the right evidence.
If you're unsure where you stand, or thinking about selling or moving back into a property, just have a quick chat with us first — it could save you a lot of stress (and money) down the line.
