The biggest shake-up in private renting for a generation, with many Landlords asking the same question: “How will the Renters’ Rights Act affect me if I want to sell my let property?”

If you have an Assured Shorthold Tenancy (AST) in place and were hoping to use a break clause or Section 21 notice to regain vacant possession before your tenant reaches the one-year mark, the short answer is this: after 1 May 2026 your options change significantly.

But there are still clear routes forward – and time to plan.

From 1 May 2026 every existing AST in England automatically converts into a periodic assured tenancy. Fixed terms disappear.

Landlord break clauses vanish. And the familiar Section 21 “no-fault” notice is abolished for good. Any Section 21 you serve before 30 April must still be taken to court by 31 July 2026, so there is a narrow window for those who can act quickly.

The big practical impact for sellers is the new mandatory Ground 1A under Section 8 – the “sale of dwelling-house” ground. This replaces the old Section 21 route when you genuinely want to sell with vacant possession. Here’s exactly how it works in practice:

• You must give the tenant at least four (4) months’ notice.
• You cannot use Ground 1A until the tenancy has already run for 12 months from its original start date (not from 1 May 2026). The tenant’s notice expiry date must fall after that 12-month anniversary.
• The ground is mandatory – if you prove genuine intent to sell and follow the rules, the court must grant possession.
• After you regain the property you cannot re-let or even market it for letting for a further twelve (12) months (to stop any abuse of the system).
  

Scenario Planning
Let’s put this into the scenario.

• Suppose your tenant moved in last October on a 12-month AST with a six-month break clause. You had hoped to serve notice around April and achieve a vacant sale by October. Under the new rules:
• You will not be able to serve a valid Ground 1A notice that expires before next October. Even if you serve at the earliest possible moment after 1 May 2026 (once the tenancy is eight months old), the four-month notice period means the tenant does not have to leave until the 12-month protected period has passed. In other words, the earliest realistic vacant-possession date for a sale is late autumn 2026 at best – and that assumes everything runs smoothly through the courts.
• This is the new reality. The old flexibility of a break clause or quick Section 21 has gone.
  

But you still have strong options

1. Sell with the tenant in situ
This remains completely possible at any time. The buyer simply steps into your shoes as the new landlord and inherits the periodic tenancy on the same terms. Investor buyers and cash purchasers often welcome this – they receive immediate rental income and avoid the void period and refurbishment costs of a vacant property. In the current market many tenanted sales are achieving very respectable prices and completing faster than vacant ones.

2. Use Ground 1A once the 12-month clock allows
Plan your sale timeline around the protected period. Serve the four-month notice at the right moment and you can market the property as “vacant possession available from [date]”. Buyers value certainty.

Click and read more about the Ground 1A rule and how to apply it:
https://stonelinkinternational.com/under-the-renters-rights-act-2026-what-exactly-is-the-new-ground-1a-and-how-can-landlords-use-it-to-obtain-possession-of-their-property/

3. Act before 1 May where possible
If your tenancy agreement still allows a valid Section 21 or the break clause can be exercised lawfully before the end of April, you may still be able to regain possession under the current rules. We strongly recommend reviewing every tenancy portfolio with us in the next few weeks – the clock is ticking.

What else should you be doing now?

• Check your existing tenancy agreements and diaries. Note the exact start dates – these determine the 12-month protection periods.
• Speak to your mortgage lender early. Some lenders are already tightening criteria for let properties post-May.
• Consider a professional valuation that reflects both vacant and tenanted sale scenarios.
• Make sure your property meets the expected higher standards (Decent Homes Standard is coming later, but good practice now avoids future problems).

An Investment, Not an Expense

At Stonelink International, we have been running dedicated landlord workshops and one-to-one tenancy reviews throughout the year and will continue. Our team can model your exact sale timeline, prepare the right Section 8 paperwork when the time comes, and introduce you to buyers who actively seek tenanted investments.

The Renters’ Rights Act is designed to give tenants greater security – but it does not remove your right to sell. It simply requires more notice and genuine intent. For most landlords who plan ahead, the impact is manageable.

If you would like us to review your specific tenancies, run a sale strategy session, or simply talk through your options, please call direct on: + 44 (0) 207 993 4081 or contact us now for a fast response.