The End of Section 21: What Medway Landlords Need to Know Before 1st May 2026

Section 21 no-fault evictions are being abolished on 1 May 2026 under the Renters’ Rights Act 2025.  If you own rental property in Chatham, Gillingham, Rochester, Strood, or anywhere across the Medway Towns, here’s what changes, and what to do about it.  This guide is written specifically for landlords, and if you’re a tenant looking for advice, the Shelter and Citizens Advice websites are a good starting point.

What’s Actually Changing?

Section 21 of the Housing Act 1988 allowed landlords to end a tenancy without giving a reason — two months’ notice, no explanation required.  From 1st May 2026, that route closes.  Every possession claim will instead require a specific legal ground under an expanded Section 8 framework.  This is the most significant change to landlord possession rights in England in decades.

One quick clarification: the ‘Renters’ Reform Bill’ is no longer a Bill.  It received Royal Assent in October 2025 and is now the Renters’ Rights Act 2025 — it is the law.  The 1st May date is confirmed.

Key Dates at a Glance

If you manage rental property in Medway, save these dates:

Can I Still Get My Property Back?

Yes — and this is the reassurance most Medway landlords need to hear.  You will still be able to regain possession of your rental property.  The difference is that you’ll need a valid legal reason. The most relevant Section 8 eviction grounds for local landlords are:

• Selling the property: 4 months’ notice required, tenancy must be at least 12 months old.
• Moving back in (or a close family member): Same conditions apply
• Serious rent arrears: Threshold is now 3 months’ arrears (up from 2), with 4 weeks’ notice
• Anti-social behaviour:  Immediate proceedings in serious cases

The key shift is that all possession cases will now go through the courts.  The old ‘accelerated’ Section 21 route is gone, so build extra time into your landlord planning.

Three Things Medway Landlords Should Do Before 1 May

These steps apply whether you own one property in Rochester or a larger portfolio across the Medway Towns:

1. Act on any pending Section 21 now.

If you’re already planning to end a tenancy — to sell, refurbish, or move on — serve your notice before 30 April. You’ll then need to start court proceedings by 31 July 2026 or the notice lapses.

2. Tighten your tenant referencing.

Without Section 21 as a backstop, who you let to matters more than ever. Credit checks, employment verification, affordability assessments, and previous landlord references should all be standard practice for any new tenancy in the Medway area.

3. Keep clear records.

Rent payments, inspection reports, repair logs, correspondence — if you ever need to go to court under Section 8 eviction grounds, your documentation is your case.

Other Changes Under the Renters’ Rights Act 2025

The no-fault eviction abolition is the headline change, but the Renters’ Rights Act 2025 brings several other reforms affecting landlords across England, including those with rental property in Medway:

• Rent increases are now limited to once per year via a formal notice process
• Landlords cannot accept more than one month’s rent in advance
• Requests to keep pets must be considered rather than automatically refused
• Blanket policies rejecting tenants with children or on housing benefit are now unlawful
• A mandatory Landlord Database is coming, with regional rollout expected from late 2026 — all landlords in England must register and have a registration number which must be included in all property advertisements
  

Not Sure How This Affects Your Medway Rental Property?

The landlords who will navigate the end of no-fault evictions most comfortably are the ones who prepare now, not in April. Whether you let in Chatham, Gillingham, Rochester, Strood, or elsewhere in the Medway Towns, we’re here to help you understand what the Renters’ Rights Act means for your specific portfolio.

Get in touch today for a no-obligation conversation about your landlord advice needs in Medway.
Jatinder on 07976 329426 / 01634 564422

This article is for general information only and does not constitute legal advice. Information correct as of March 2026. Always seek professional legal advice for your specific circumstances.