Renters’ Rights Act 2025: What Lincolnshire Landlords Need to Know

The Renters’ Rights Act 2025 is the biggest shake-up the private rented sector has seen in decades, and if you let property in Spalding, Holbeach, Boston or anywhere across South Lincolnshire, it affects you. Here’s a plain-English rundown of what has changed and what you need to have in place.

The headline: Section 21 is gone

Since 1 May 2026, the old “no-fault” Section 21 notice has been abolished. You can no longer end a tenancy simply by giving notice without a reason. To regain possession you now need a valid legal ground under Section 8 of the Housing Act 1988 — for example rent arrears, anti-social behaviour, or wanting to sell or move in.

Every tenancy is now periodic

Fixed-term assured shorthold tenancies (ASTs) no longer exist. On 1 May 2026 all existing tenancies automatically converted to open-ended assured periodic tenancies, and every new letting is periodic from day one. There is no fixed end date and nothing to renew — the tenancy simply rolls on until it is brought to an end lawfully. Tenants can now leave by giving two months’ notice at any time, including early in the tenancy, so good tenant selection and management matter more than ever.

Grounds for possession — the key rules

• If you want to sell the property or move yourself or a close family member in, you generally cannot use those grounds in the first 12 months of a tenancy, and you must give four months’ notice.
• Notice periods on several grounds have been extended, so plan well ahead.
• Section 8 notices now use a new prescribed form, so getting the paperwork exactly right matters more than ever.

Rent increases

You can now only raise the rent once every 12 months, and only via the formal Section 13 notice process — contractual rent-review clauses no longer apply. Tenants can challenge an increase at the First-tier Tribunal, so increases need to be fair and in line with the local market.

Other important changes

• Rent in advance is capped at one month — you cannot ask for several months up front.
• Rental bidding is banned — you cannot accept offers above the advertised rent.
• Blanket bans are out — you cannot refuse tenants simply for being on benefits or having children, and you must consider pet requests reasonably rather than applying a blanket no-pets rule.
• A new Private Rented Sector Database and Ombudsman scheme are being introduced.

What Lincolnshire landlords should do now

• Review your tenancy agreements and remove fixed terms, rent-review clauses and blanket pet exclusions.
• Make sure your compliance paperwork — deposit protection, gas and electrical safety, EPC and the right prescribed documents — is fully in order, as it underpins your ability to use Section 8.
• Get your possession paperwork and processes right, because the margin for error is smaller.

Let us take the strain

Keeping on top of all this is exactly what a good managing agent is for. At Property Panda Lettings we handle compliance, correct notices and the whole tenancy from start to finish for landlords across Spalding and South Lincolnshire — and we are a member of the Property Redress Scheme. See our landlord services or get in touch for a free rental valuation.

This guide is general information, not legal advice. For advice on your specific situation, please speak to a qualified professional.