When the Renters’ Rights Act was passed, it marked one of the biggest shifts in private renting legislation in decades. At the heart of this change is the end of Section 21. Often called “no-fault evictions”, Section 21 notices have long given landlords the right to repossess their properties without needing to give a specific reason. But that right is going away.
For landlords in Cheltenham, understanding what this means is essential. Whether you own a single flat or a large portfolio, the new rules will affect how you let, manage, and regain possession of your properties. This blog explains how the Renters Rights Act affects Cheltenham landlords, why Section 21 is being abolished, and what steps you can take to stay protected under the new system.
Why is Section 21 ending?
The government has argued that the power to evict tenants without a reason creates instability for renters. In places like Cheltenham, where demand for rental homes is strong, tenants can feel vulnerable if they don’t have long-term security.
By ending Section 21, the government hopes to create more balanced relationships between landlords and tenants. In turn, this should encourage tenants to treat properties as long-term homes while giving landlords clearer, more structured legal routes to reclaim possession when they genuinely need to.
What does this mean for Cheltenham landlords?
The key change is that landlords can no longer end a tenancy simply because they choose to. Instead, they must provide a valid legal reason. These reasons are outlined in the Renters’ Rights Act and include:
- The landlord intends to sell the property
- The landlord or their family intends to move in
- Serious rent arrears
- Breach of tenancy terms
- Anti-social behaviour
Importantly, all possession claims will now go through a single system under Section 8. This means providing evidence, following legal procedures, and in some cases, going to court.
How might this affect landlords in Cheltenham?
Cheltenham has a thriving rental market, thanks in part to its universities, employment opportunities, and growing population. With more tenants staying longer, many landlords may welcome greater stability. But there will also be concerns.
For example, if you’re a Cheltenham landlord who has relied on Section 21 to manage your portfolio flexibly, you’ll need to plan differently. If your tenants fall into arrears, or you need to sell up, you’ll have to be ready with the right evidence and follow the legal route precisely.
New tenancy structures
The Renters’ Rights Act also introduces new tenancy rules. Assured shorthold tenancies (ASTs) will be phased out and replaced with periodic tenancies. These roll on month by month and are designed to give tenants more flexibility while still allowing landlords to reclaim possession for valid reasons.
For landlords in Cheltenham, this means adjusting to a different rhythm of letting. You won’t be setting fixed terms in quite the same way. But if your tenant respects the agreement and pays on time, you can still enjoy a stable rental income.
Does this mean tenants can never be evicted?
No. Tenants can still be evicted for specific, justified reasons. The key difference is that landlords must now go through a clearer, more formalised process. If a tenant stops paying rent or breaks the terms of the tenancy, landlords can still reclaim the property. The key is ensuring the process is handled correctly, with proper documentation.
For Cheltenham landlords dealing with students or short-term renters, it’s especially important to stay on top of tenancy agreements, inspections, and any breaches.
Will courts be able to cope?
One concern from many landlords is whether the courts will be able to handle an increase in possession claims. With more cases going through Section 8 routes, the system could become slower. The government has promised improvements to court systems, including digitisation and clearer timelines. But whether those reforms will keep pace with demand remains to be seen.
For landlords in Cheltenham who rely on predictable timelines – especially those with mortgages or personal financial planning linked to tenancies – the risk of delay is something to factor in.
What protections are in place for landlords?
While tenants now have more security, the Renters’ Rights Act does aim to protect landlords, too. Clear grounds for possession and an improved legal framework should help responsible landlords feel confident when action is needed.
The government has also committed to improving guidance and speeding up the court process for serious breaches, like rent arrears and anti-social behaviour.
What steps can Cheltenham landlords take to stay protected?
- Use robust tenancy agreements: Make sure your tenancy agreements are up to date and fully compliant with the new legislation. These documents will be crucial if you need to take possession through the courts.
- Keep detailed records: Keep evidence of rent payments, inspections, communication with tenants, and any breaches. These records may be essential in a possession claim.
- Stay informed: The legislation may evolve further. Subscribe to landlord newsletters or work with a managing agent who can keep you up to date.
- Work with a local expert: Hunters Cheltenham offers property management services designed to keep landlords compliant and protected.
- Act early if problems arise: If a tenant stops paying rent or breaches the tenancy, don’t wait. Seek advice early so the issue doesn’t escalate.
How Cheltenham compares with the wider picture
Cheltenham is not alone in facing this change. Landlords across England are preparing for the same shift. But in a town like Cheltenham, where there’s a mix of student lets, family homes, and professional tenants, the implications may vary.
Student landlords, for example, may need to rethink how they structure tenancies now that fixed-term lets are no longer the norm. Those letting to families or professionals might find that tenants stay longer, reducing voids. But all landlords will need to be more hands-on and organised in how they manage tenancies.
Final thoughts: adaptation is key
The end of Section 21 in Cheltenham is a big change. But it doesn’t have to be a bad one. With the right preparation and support, landlords can continue to thrive.
The new system rewards professionalism, transparency, and planning. If you’re already a responsible landlord, you may find that very little changes. But if you’ve previously relied on Section 21 for flexibility, it’s time to update your strategy.
At Hunters Cheltenham, we’re here to support you. Whether you’re managing your own lets or want a full property management service, our team is ready to guide you through the new landscape.
For up-to-date landlord advice in Cheltenham, or to discuss how the Renters Rights Act in Cheltenham affects you, get in touch with our friendly team.
