Landlords in England have another post-commencement document to add to their checklist. GOV.UK updated its possession action guidance on 1 May 2026, the same date the first major phase of the Renters’ Rights Act took effect and Section 21 “no-fault” evictions ended for private landlords.
The update is narrow, but it matters. The publication remains a guide to the possession action process in the county courts for landlords and tenants. GOV.UK says the 1 May change removed reference to the How to Rent guide because it no longer needs to be given to tenants. Read alongside the wider Renters’ Rights changes now in force, it is a reminder that landlords should not rely on old possession checklists, old template notes or pre-May process summaries.
For many landlords, possession is not a routine task. That makes it easy for outdated guidance, saved templates or old agent instructions to stay in circulation. The safer approach is to treat the start of May as a reset point: check the current official guidance before serving notices, starting a claim or advising a tenant about next steps.
Why the guidance update matters
The GOV.UK possession guidance explains the broad sequence when a landlord seeks possession through the county court: a notice is served, a claim may be issued if the tenant does not leave or resolve the issue, and the court then deals with the case. It is designed to help private landlords understand rights and responsibilities when taking possession, while also explaining the process to tenants who have been served with a notice.
That process now sits inside a changed tenancy regime in England. Section 21 has ended for private landlords, and possession now depends on using the correct route and relying on a valid ground. Our recent overview of the Renters’ Rights Act now in force explains the broader shift, including changes to tenancy structure, rent increases, upfront rent, bidding wars, discrimination and pets.
The practical point is that possession paperwork should not be treated as a standalone form-filling exercise. It depends on the reason for possession, the evidence behind that reason, the correct notice, service records and any compliance issues that could affect the claim.
Check old references and saved templates
The 1 May GOV.UK update specifically says reference to the How to Rent guide has been removed because it no longer needs to be given to tenants. That may sound technical, but it is exactly the sort of detail that can linger in internal checklists and agent workflows after the law changes.
Landlords should therefore review any possession-related documents they or their agents still use. That includes notice checklists, tenancy-start packs, arrears escalation processes, template letters, internal training notes and website copy. If a document still assumes the old Section 21 process, fixed-term end dates in the old sense, or pre-May guidance requirements, it needs updating before it is relied on.
This is particularly important where a landlord is already dealing with arrears, antisocial behaviour, a planned sale, a family move-in or another situation where possession may be considered. The stress of a live dispute is not the best moment to discover that a template is out of date.
Evidence is likely to matter more
With Section 21 gone, landlords should expect more attention on the facts behind the ground being used. That does not mean every case will become complex, but it does mean landlords should keep clear, dated and retrievable records.
For rent arrears, that means accurate rent schedules, payment histories and communications with the tenant. For antisocial behaviour, it may mean incident logs, complaints, correspondence and steps taken to manage the issue. For property condition disputes, it may include repair reports, inspection notes, photographs, contractor records and tenant communications.
Deposit paperwork, prescribed information, service evidence and copies of notices should also be stored carefully. If a possession case becomes contested, missing paperwork can cause delay, cost and uncertainty even where the underlying reason for possession is genuine.
Do not ignore tenant-facing guidance
GOV.UK also published easy read private renting guides on 1 May 2026. These are aimed at people renting privately in England, not at landlords. Even so, tenant-facing guidance is worth monitoring because it shapes what renters may expect, question or challenge after the reforms.
Landlords do not need to mirror every tenant guide in their own documents, but they should understand the public explanation of the new renting system. If tenants are being told about monthly or weekly rolling tenancies, rent increase rights, pet requests, discrimination protections and possession steps, landlord communications should be clear, current and consistent with the same framework.
What landlords should do now
A sensible immediate check is to gather the documents used across the tenancy lifecycle and mark anything that mentions possession, notices, rent increases, pets, benefits, children, bidding above advertised rent, upfront rent or fixed terms. Those are the areas most likely to contain assumptions that changed on 1 May.
Landlords should also make sure they know who is responsible for updating documents where a managing agent is involved. If the agent serves notices or handles arrears, ask whether their templates and procedures have been updated for the post-1 May regime. If a landlord self-manages, the same check applies to their own saved letters and spreadsheets.
The wider direction is clear: the private rented sector is moving towards more formalised records, clearer tenant communication and stronger enforcement. Our earlier note on possession notices around 1 May 2026 remains useful background on timing and form choice, while landlords dealing with repair disputes may also want to revisit damp and mould checks.
This article is a general editorial update, not legal advice. Where possession is being considered, landlords should read the current GOV.UK guidance, use the latest official forms and take professional advice if there is any doubt about the ground, notice, evidence or court process.
