The New Eviction Grounds Under the Renters Rights Act: What Landlords Need to Know

One of the biggest concerns for landlords as the Renters Rights Act approaches is how possession will work in the future.

For many years, landlords in Bristol, Weston-super-Mare, and across England have relied on Section 21 — often referred to as the “no-fault eviction” process — to regain possession of their property when needed.

Under the Renters Rights Act, Section 21 will be abolished, meaning landlords will only be able to regain possession using specific legal grounds.

Eviction will still be possible — but it will become more structured, evidence-based, and regulated.

In this article, we explain the new and revised eviction grounds, the restrictions landlords must be aware of, and why preparation is essential.

The End of Section 21: A Major Change for Landlords

Once Section 21 is removed, landlords will no longer be able to regain possession without giving a legally recognised reason.

Instead, possession will only be possible through the updated Section 8 grounds, which fall into two broad categories:

• Mandatory grounds (the court must grant possession if proven)

• Discretionary grounds (the court considers reasonableness)

Landlords will also need to follow amended notice periods, stricter evidence requirements, and new safeguards to prevent misuse.

Key New and Strengthened Eviction Grounds

The Renters Rights Act introduces revised grounds designed to balance tenant security with legitimate landlord needs — but with tighter controls.

1. Selling the Property (New Mandatory Ground)

Landlords will be able to regain possession if they intend to sell the property.

However, this ground comes with restrictions:

• It cannot be used in the first 12  months of a tenancy (to prevent landlords using it unfairly)

• Landlords may be required to provide evidence of intention to sell

• There may be penalties of up to £25,000 if the property is re-let shortly afterwards within 12 months of using this ground to evict a tenant

This is intended to stop “false sales” being used as a workaround for evicting tenants.

The notice period for this ground will be 4 months.

2. Landlord or Family Moving In

Another strengthened ground allows landlords to regain possession if they or a close family member need to move into the home.

Again, safeguards apply:

• This ground cannot be used within the first 12 months of the start of a tenancy

• Landlords may need to demonstrate genuine intent

• Misuse could result in enforcement action or compensation claims, with a fine of £25,000 applicanble

For landlords in high-demand areas like Bristol, where housing pressures are significant, this ground may be closely scrutinised.

3. Serious Rent Arrears (Revised Mandatory Ground)

Rent arrears remain one of the most important grounds for possession.

The Act preserves mandatory grounds for serious arrears, but the process is expected to be stricter:

• A tenant will need to be in 3 month's rent arrears (increased from the current 2 months) for this ground to be used

• Landlords must provide clear rent schedules and records

• The notice periods for this eviction ground is increased from 2 weeks to 4 weeks

• Early action and correct documentation will be essential

Courts are likely to require stronger evidence that arrears are genuine, not disputed, and properly managed.

4. Anti-Social or Criminal Behaviour (Strengthened Ground)

Landlords will have stronger grounds to seek possession where tenants engage in serious anti-social behaviour, harassment, or criminal activity.

The Act creates a new Mandatory ground of anti-social behaviour, in addition to the existing Discretionary ground. This new ground, for serious anti-social behaviour has no notice period so Possession Proceedings can be submitted to Court immediately.

However, landlords will still need:

• Supporting evidence (police reports, neighbour statements, complaints logs)

• Correct legal notices

This is particularly important for landlords with properties in shared buildings or busy residential areas of Bristol and Weston-super-Mare.

New Restrictions and Penalties for Misuse

A major feature of the Renters Rights Act is the introduction of stronger tenant protections against invalid or dishonest evictions.

Landlords could face consequences if grounds are misused, including:

• Court refusal of possession

• Financial penalties

• Compensation claims from tenants

• Potential restrictions on re-letting after eviction

This means landlords must ensure any claim for possession is genuine, well-evidenced, and professionally handled.

What This Means for Landlords in Bristol and Weston-super-Mare

The key message is:

Landlords will still be able to regain possession — but only with clear grounds, correct notice periods, and full compliance.

This makes proactive property management more important than ever.

At Goldsmith Property, we help landlords across Bristol and Weston-super-Mare stay protected through legislative change, ensuring:

• Correct tenancy structures

• Full compliance documentation

• Professional handling of arrears and disputes

• Up-to-date advice as reforms come into force

Or contact our team for support tailored to your property - book a free advice call now here.