UKCan my landlord refuse to renew my tenancy without giving a reason?
Yes, under current UK law, a landlord can refuse to renew an assured shorthold tenancy without giving a reason — but only if the tenancy is ending at the end of its fixed term and the landlord serves a valid Section 21 notice. The Renters (Reform) Act 2023 abolishes 'no-fault' evictions, but it has not yet come into force.
What the Law Says
The Renters (Reform) Act 2023 fundamentally changes how landlords can end tenancies in England — but it is not yet law. Until it comes into force, the existing rules under the Housing Act 1988 still apply.
Currently, for most private renters on an assured shorthold tenancy (AST), a landlord can end the tenancy at the end of the fixed term — or during a periodic tenancy — using a 'no-fault' Section 21 notice. This means they do not need to give any reason.
The Renters (Reform) Act 2023 abolishes Section 21 notices entirely. Once in force, landlords will only be able to regain possession using a fault-based Section 8 notice — which requires a valid legal ground (e.g., rent arrears, breach of contract) and evidence.
However, the Act has not yet been brought into force. The government has confirmed it will be implemented gradually, with no earlier than late 2025 for full commencement — and no date has been set for the abolition of Section 21.
Statutory Text— Renters (Reform) Act 2023, s. 1 — c. 46
Sources
Not legal advice. This article is general information based on publicly available sources, written for educational purposes. Laws change and individual situations vary. Consult a licensed attorney in your jurisdiction before acting on anything you read here. Last reviewed: 2026-06-08.