Renters’ Rights Act Solicitors

"The Renters’ Rights Act 2025 (the Act) introduces major changes for private landlords, including tighter regulation, stronger tenant protections and tougher penalties for non-compliance. JMW’s specialist property litigation solicitors have stayed ahead of changes to legal obligations and provided training seminars on its content to industry professionals. We can assist with every stage of the process to evict tenants in compliance with the Renters’ Rights Act, from serving written notices and recovering rent arrears to court proceedings and possession orders. 

The introduction of the Act has made it essential that residential landlords are properly and comprehensively advised on maintaining full compliance with the Act. Failure to do so could result in the imposition of a fine or, in the event of repeated or continuous breaches of the Act, a banning order. At JMW, our expert landlord and tenant lawyers have a wealth of experience in supporting both landlords and tenants in residential property disputes, and enabling them to avoid legal penalties.

Our thorough knowledge of the Act JMW's property litigation solicitors will provide expert legal advice to help you work through the new legislation and minimise disruption to your property interests.

If you are ready to discuss your eviction matter or compliance with the Act, contact JMW’s dedicated eviction solicitors today. Call 0345 872 6666 or fill out our online enquiry form to request a call back.

How JMW Can Help

At JMW, our team of expert eviction solicitors provides clear, practical guidance on all aspects of the eviction process. We specialise in proactive case management and use our expertise to help landlords regain possession of their residential property, as well as assisting tenants in understanding their rights.

JMW’s property litigation team accepts instructions from both landlords and tenants, and has extensive experience handling all aspects of tenant evictions and landlord and tenant law. We advise on:

• Bringing and defending section 8 and section 21 residential eviction proceedings (with the deadline to issue the latter claims being 31 July 2026, subject to when your section 21 notice was served).
• Advising landlords, agents and tenants on obligations under the Renters’ Rights Act. 
• Advising on unlawful eviction claims and defending against allegations of illegally evicting residential tenants.
• Evicting residential tenants in the absence of written tenancy agreements.
• Assisting with deceased tenants and related possession proceedings.
• Acting for (and against) property management companies, applying pressure on landlords to take action against problem tenants.

We resolve a wide range of housing and property disputes through alternative dispute resolution methods including negotiation and mediation. Where necessary, we are also experienced in resolving property disputes through court action. Our goal is to achieve the best possible outcome while preserving landlord and tenant relationships wherever possible.

JMW’s tenant eviction specialists have extensive experience advising in court proceedings and possession claims across the country, including in London and Manchester. We take a practical and cost-effective approach, working closely with each client to deliver strong, reliable results.

Meet the Team

JMW’s dedicated team of specialist eviction solicitors combine extensive experience in landlord and tenant law with a practical approach to resolving residential eviction disputes efficiently and professionally. Our thorough understanding of the law means that we can support tenants and landlords during the legal process of a dispute or eviction.

What Does the Renters’ Rights Act Change About Evictions?

When the Renters’ Rights Act 2025 came into effect in May 2026, existing assured shorthold tenancies automatically became assured periodic tenancies. New private tenancies will generally be granted as assured periodic tenancies, and this means that both new and existing tenancies can no longer have a fixed end date or expire automatically.

An assured periodic tenancy continues on a rolling basis, usually from month to month. The tenant does not have to leave simply because an agreed fixed term has expired. Instead, the tenancy continues until the tenant gives notice or the landlord obtains possession using an applicable Section 8 ground.

The Act has also removed the previous Section 21 mechanism, under which landlords could evict tenants on the basis that a fixed term tenancy had come to an end. Because private landlords can no longer use Section 21 to evict a tenant without giving a reason, they must now rely on one or more of the statutory possession grounds under Section 8 of the Housing Act 1988.

These changes do not mean that every assured tenancy has been abolished, but the Act has replaced the distinction between ordinary assured tenancies and assured shorthold tenancies with a largely unified system of periodic assured tenancies. The main practical change is that landlords must now give a legally recognised reason for recovering possession rather than relying on the tenancy’s fixed term ending.

For this reason, landlords looking to proceed with the eviction of their tenant need to be familiar with the Act. When a residential tenant refuses to pay rent, it can put their landlord under significant financial strain. On the other hand, a landlord failing to meet their legal requirements or attempting to unlawfully evict a tenant can also cause serious uncertainty and stress for the tenant involved. Both situations fall under complex landlord and tenant law, with countless technical regulations governing the eviction process. With the abolition of section 21 of the Housing Act 1988, it is vital that landlords are supported by legal advisors who have a comprehensive understanding of the Act, as well as the options available to secure vacant possession of properties.

Serving an eviction notice correctly and understanding the grounds on which you can carry out the eviction are key, as evictions must be carried out according to the new rules or face being declared illegal and being overturned, or resulting in other serious consequences.

Can I Still Serve a Section 8 Notice?

A section 8 notice is now the primary way that landlords can evict tenants with the removal of fixed term assured tenancies and Section 21 notices. A notice pursuant to section 8 of the Housing Act 1988 will necessitate a court hearing to decide the outcome of the claim, which means that you may need to gather evidence of the grounds you are relying on and follow the correct process. JMW can support landlords to seek possession and minimise the risk of a dispute, based on a comprehensive knowledge of the new tenancy system.

To have a valid claim for repossession using a section 8 notice, the landlord must rely on specific legal grounds. These include the following:

• The landlord previously lived at the property and they now intend to live there again.
• The property is subject to a mortgage, and the lender is repossessing it.
• The property was previously used as a holiday let and is being returned to that use.
• An educational institution let the property to students and now needs it for new students.
• The landlord intends to demolish or carry out substantial works that cannot be done with the tenant in place.
• The tenant has died and the tenancy has passed to someone who does not have a right to remain. If the tenant does not have the legal right to rent in the UK, this also establishes grounds for an eviction.
• The tenant has received a conviction for serious offences, breach of injunctions, or closure orders.
• The tenant owes rent arrears of at least two months’ rent unpaid (for a monthly tenancy), or eight weeks’ rent unpaid (for a weekly tenancy), both at the time of notice and at the hearing. Persistent late payment of rent may also justify an eviction.
• The tenant has breached their tenancy agreement. Any term may be raised, but only some will be grounds to evict the tenant in the view of the court.
• Deterioration or damage caused by the tenant, or neglect, can be raised as a ground for eviction, as can antisocial behaviour or nuisance to neighbours.

In some of the above cases, the court will determine whether or not to grant the eviction depending on the circumstances, although in others the eviction will be granted automatically once the relevant grounds are proven. The landlord must serve a valid Section 8 notice specifying the grounds relied on and provide a suitable notice period, which is determined by the grounds for the eviction.

A tenant may also defend a claim under Section 8, and will often raise the issue of disrepair in their defence.  They also have the power to complain to the Private Rented Sector Landlord Ombudsman, which landlords must now join by law. The service aims to resolve tenant complaints, which can lead to disputes. The team at JMW has extensive experience in representing landlords during court dates and regaining possession on their behalf. Our extensive knowledge of the private rented sector means that we are familiar with the process from all sides, and can help you to build the strongest possible case to take back control of your property throughout the entire process.