Transitioning to the New Grounds for Possession Framework: Your Complete Action Checklist for May 1st, 2026

The transition to the new Grounds for Possession framework is a significant operational shift for landlords and property managers. With the May 1st, 2026 deadline approaching, proactive compliance is key to de-risking your portfolio.

This transition isn't just a legal change; it's an operational transformation. It affects how you manage tenancies, serve notices, document issues, and handle evictions. Getting it right protects your investment. Getting it wrong exposes you to significant risk.

Our latest Action Checklist provides a clear roadmap, covering everything from tenancy agreement reviews to tenant communication strategies. This comprehensive guide will help you navigate the transition systematically and ensure your portfolio is fully compliant by the May 1st deadline.

In this comprehensive guide, we'll explore:

•What's changing and why it matters

•The May 1st, 2026 deadline and what it means

•Key operational changes you need to make

•Comprehensive action checklist (100+ items)

•Timeline for implementation

•Common transition challenges and solutions

•Risk mitigation strategies

•How to communicate changes to tenants

•How to train your team

•How to audit your compliance

Understanding the Transition

What's Changing?

The transition to the new Grounds for Possession framework involves several key changes:

Change 1: End of Section 21

Section 21 "no-fault" evictions are ending. You can no longer evict tenants without a legitimate reason.

Change 2: Introduction of 8 Grounds

8 new, well-defined grounds for possession are being introduced:

•4 mandatory grounds (1, 1A, 8, 7)

•4 discretionary grounds (2, 3, 4, 6)

Change 3: New Notice Requirements

Notice requirements are changing. Different grounds have different notice periods and requirements.

Change 4: New Documentation Requirements

Documentation requirements are changing. You need comprehensive, contemporaneous documentation for each ground.

Change 5: New Procedures

Eviction procedures are changing. Different grounds have different procedural requirements.

Change 6: New Tenant Rights

Tenant rights are expanding. Tenants have more protections under the new framework.

Why This Matters

This transition matters because:

Reason 1: Legal Compliance

Operating outside the new framework exposes you to legal liability. Non-compliance can result in invalid evictions and costly litigation.

Reason 2: Portfolio Risk

Non-compliance increases portfolio risk. You could lose the ability to evict problem tenants.

Reason 3: Operational Efficiency

Proper implementation improves operational efficiency. Clear procedures reduce delays and complications.

Reason 4: Tenant Relations

Proper implementation improves tenant relations. Clear, fair procedures build trust and reduce disputes.

Reason 5: Professional Standards

Proper implementation demonstrates professional standards. It builds your reputation and attracts better tenants.

The May 1st, 2026 Deadline

What is the May 1st Deadline?

May 1st, 2026 is the date when the new Grounds for Possession framework becomes law. Section 21 ends on this date.

What Does This Mean?

After May 1st, 2026:

•Section 21 evictions are no longer possible

•All evictions must use the 8 new grounds

•All tenancies must comply with new requirements

•All notices must follow new procedures

What Happens to Existing Tenancies?

Existing tenancies (before May 1st) continue under the old framework until they end. New tenancies (after May 1st) must use the new framework.

What Happens to Existing Section 21 Notices?

Section 21 notices served before May 1st can still be used. However, it's advisable to transition to the new grounds.

What Happens to Existing Tenancy Agreements?

Existing tenancy agreements continue to be valid. However, you should update them to reflect the new framework.

Operational Change 1: Tenancy Agreements

What's Changing:

Tenancy agreements need to be updated to reflect the new grounds for possession.

What You Need to Do:

•Review all tenancy agreement templates

•Update clauses related to possession grounds

•Add clauses for new grounds (1, 1A, 8, 7, 2, 3, 4, 6)

•Clarify notice requirements for each ground

•Add documentation requirements

•Have solicitor review updated agreements

•Update all future tenancy agreements

•Consider updating existing agreements (with tenant consent)

Timeline:

•Immediate: Review current templates

•Week 1-2: Update templates with solicitor

•Week 3-4: Implement new templates for new tenancies

•Ongoing: Update existing agreements as tenancies renew

Operational Change 2: Notice Procedures

What's Changing:

Notice procedures are changing. Different grounds have different notice requirements.

What You Need to Do:

•Create notice templates for each ground

•Document notice requirements for each ground

•Implement notice tracking system

•Train staff on notice procedures

•Have solicitor review notice templates

•Implement proof of service procedures

•Document all notice service

•Create notice checklist

Notice Requirements by Ground:

Ground	Notice Period	Type	Key Requirements
Ground 1	2 months	Mandatory	Genuine intent to occupy
Ground 1A	2 months	Mandatory	Genuine intent to sell
Ground 8	2 weeks	Mandatory	2+ months arrears
Ground 7	Varies	Mandatory	Serious breach/antisocial
Ground 2	Varies	Discretionary	Nuisance/annoyance
Ground 3	Varies	Discretionary	Damage to property
Ground 4	Varies	Discretionary	Non-serious breach
Ground 6	Varies	Discretionary	Moderate arrears

Timeline:

•Immediate: Review notice requirements

•Week 1-2: Create notice templates

•Week 3-4: Train staff on procedures

•Ongoing: Implement procedures

Operational Change 3: Documentation Requirements

What's Changing:

Documentation requirements are significantly more comprehensive. You need contemporaneous, detailed documentation for each ground.

What You Need to Do:

•Implement comprehensive documentation procedures

•Create documentation templates for each ground

•Implement documentation tracking system

•Train staff on documentation procedures

•Create documentation checklist for each ground

•Implement photo/video procedures

•Implement communication logging

•Create inspection report templates

Timeline:

•Immediate: Review documentation requirements

•Week 1-2: Create templates and procedures

•Week 3-4: Train staff on procedures

•Ongoing: Implement procedures

Operational Change 4: Eviction Procedures

What's Changing:

Eviction procedures are changing. Different grounds have different procedural requirements.

What You Need to Do:

•Review eviction procedures for each ground

•Create eviction procedure checklist for each ground

•Implement case file management system

•Train staff on eviction procedures

•Have solicitor review procedures

•Create decision tree for ground selection

•Implement court filing procedures

•Create court hearing preparation procedures

Timeline:

•Immediate: Review procedures

•Week 1-2: Create checklists and procedures

•Week 3-4: Train staff

•Ongoing: Implement procedures

Operational Change 5: Tenant Communication

What's Changing:

Tenant communication needs to be clearer and more professional. Tenants need to understand the new grounds and their rights.

What You Need to Do:

•Create tenant communication templates

•Communicate changes to existing tenants

•Explain new grounds in tenant handbook

•Provide clear notice templates

•Explain tenant rights under new framework

•Create FAQ document for tenants

•Implement communication tracking

•Create escalation procedures

Timeline:

•Immediate: Create templates

•Week 1-2: Communicate to existing tenants

•Week 3-4: Update tenant handbook

•Ongoing: Implement procedures

Comprehensive Action Checklist

Phase 1: Assessment and Planning (Weeks 1-2)

Legal and Compliance Review:

•Review current Section 21 notices in process

•Identify existing tenancies ending before May 1st

•Identify existing tenancies continuing after May 1st

•Review current tenancy agreement templates

•Identify gaps in current procedures

•Consult with solicitor on transition requirements

•Review insurance policies for coverage under new framework

•Identify potential compliance risks

Portfolio Assessment:

•Audit all current tenancies

•Identify tenancies with potential issues

•Assess documentation quality for each tenancy

•Identify tenancies requiring proactive management

•Create risk assessment for each tenancy

•Prioritize high-risk tenancies

•Create action plan for high-risk tenancies

Operational Assessment:

•Review current notice procedures

•Review current documentation procedures

•Review current eviction procedures

•Assess staff training needs

•Assess technology/systems needs

•Identify operational gaps

•Create operational improvement plan

Financial Assessment:

•Assess transition costs

•Budget for legal advice

•Budget for staff training

•Budget for systems/technology

•Budget for documentation improvements

•Create financial plan for transition

Phase 2: Documentation and Procedures (Weeks 3-4)

Tenancy Agreement Updates:

•Update tenancy agreement template for new grounds

•Add clauses for each ground (1, 1A, 8, 7, 2, 3, 4, 6)

•Clarify notice requirements

•Add documentation requirements

•Update break clauses (if applicable)

•Update dispute resolution procedures

•Have solicitor review updated agreement

•Create version control system

•Implement updated agreement for new tenancies

•Create process for updating existing agreements

Notice Procedures and Templates:

•Create notice template for Ground 1 (landlord's own use)

•Create notice template for Ground 1A (property sale)

•Create notice template for Ground 8 (significant arrears)

•Create notice template for Ground 7 (serious breach/antisocial)

•Create notice template for Ground 2 (nuisance/annoyance)

•Create notice template for Ground 3 (damage)

•Create notice template for Ground 4 (non-serious breach)

•Create notice template for Ground 6 (moderate arrears)

•Have solicitor review all notice templates

•Create notice checklist for each ground

•Create notice tracking system

•Create proof of service procedures

•Create notice archive system

Documentation Procedures:

•Create documentation template for each ground

•Create inspection report template

•Create communication log template

•Create incident report template

•Create photo/video procedures

•Create contemporaneous documentation procedures

•Create documentation organization system

•Create documentation checklist for each ground

•Create case file management system

•Train staff on documentation procedures

Eviction Procedures:

•Create eviction procedure checklist for each ground

•Create decision tree for ground selection

•Create case file preparation procedures

•Create court filing procedures

•Create court hearing preparation procedures

•Create bailiff enforcement procedures

•Have solicitor review all procedures

•Create escalation procedures

•Create timeline for each ground

Tenant Communication:

•Create tenant handbook update

•Create FAQ document for tenants

•Create letter to existing tenants explaining changes

•Create communication templates for each ground

•Create escalation communication templates

•Create notice explanation templates

•Create tenant rights explanation document

•Create dispute resolution explanation document

Phase 3: Systems and Technology (Weeks 5-6)

Systems Implementation:

•Implement notice tracking system

•Implement documentation management system

•Implement case file management system

•Implement communication logging system

•Implement compliance tracking system

•Implement deadline tracking system

•Create reporting dashboards

•Create audit trail system

•Test all systems

•Train staff on systems

Technology Requirements:

•Assess current technology infrastructure

•Identify technology gaps

•Implement document management software (if needed)

•Implement case management software (if needed)

•Implement communication tracking software (if needed)

•Ensure data security and backup procedures

•Implement access controls

•Create data retention policies

Phase 4: Staff Training (Weeks 7-8)

Training Program Development:

•Create training curriculum

•Identify training needs by role

•Create training materials

•Create training videos (if applicable)

•Create training documentation

•Create training schedule

•Assign training responsibilities

Staff Training:

•Train management on new framework

•Train property managers on new procedures

•Train administrative staff on documentation

•Train maintenance staff on inspection procedures

•Train tenant-facing staff on communication

•Create training sign-off documentation

•Create competency assessments

•Schedule refresher training

Ongoing Training:

•Create training schedule for new staff

•Create refresher training schedule

•Create update procedures for legal changes

•Create knowledge base for staff

•Create FAQ for staff

•Create escalation procedures for staff questions

Phase 5: Portfolio Transition (Weeks 9-12)

Existing Tenancy Review:

•Review all existing tenancy agreements

•Identify agreements needing updates

•Create update plan for each agreement

•Communicate updates to tenants

•Implement updated agreements

•Document all updates

•Create version control

Existing Tenancy Assessment:

•Assess documentation quality for each tenancy

•Identify documentation gaps

•Create documentation improvement plan

•Implement improvements

•Assess compliance for each tenancy

•Identify compliance issues

•Create remediation plan for issues

High-Risk Tenancy Management:

•Identify high-risk tenancies

•Create management plan for each

•Implement proactive management

•Document all interactions

•Monitor for issues

•Escalate as needed

Tenant Communication:

•Send communication to all existing tenants

•Explain changes in clear language

•Provide FAQ document

•Provide tenant handbook update

•Provide contact information for questions

•Track tenant responses

•Address tenant concerns

Phase 6: Compliance Audit (Weeks 13-14)

Legal Compliance Audit:

•Audit all tenancy agreements

•Audit all notice procedures

•Audit all documentation

•Audit all eviction procedures

•Audit all tenant communications

•Identify compliance gaps

•Create remediation plan

•Implement remediation

Operational Compliance Audit:

•Audit notice tracking system

•Audit documentation management system

•Audit case file management system

•Audit communication logging

•Audit compliance tracking

•Audit deadline tracking

•Identify operational gaps

•Implement improvements

Staff Compliance Audit:

•Assess staff training completion

•Assess staff competency

•Identify training gaps

•Implement additional training

•Create ongoing training schedule

Portfolio Compliance Audit:

•Audit all tenancies for compliance

•Identify non-compliant tenancies

•Create remediation plan

•Implement remediation

•Document all remediation

•Create ongoing monitoring plan

Phase 7: Final Preparation (Weeks 15-16)

Pre-May 1st Checklist:

•Confirm all tenancy agreements updated

•Confirm all procedures documented

•Confirm all systems implemented

•Confirm all staff trained

•Confirm all compliance audits complete

•Confirm all remediation complete

•Confirm all tenants communicated

•Confirm all documentation in place

•Conduct final compliance audit

•Address any remaining issues

Post-May 1st Procedures:

•Implement Section 21 end procedures

•Activate new grounds procedures

•Monitor for compliance issues

•Track any problems

•Implement solutions as needed

•Document all activities

•Create ongoing monitoring plan

Timeline for Implementation

Week-by-Week Implementation Plan

Weeks 1-2: Assessment and Planning

•Assess current portfolio and procedures

•Identify gaps and risks

•Consult with solicitor

•Create transition plan

•Budget for transition

•Assign responsibilities

Weeks 3-4: Documentation and Procedures

•Update tenancy agreements

•Create notice templates

•Create documentation procedures

•Create eviction procedures

•Create tenant communication templates

•Have solicitor review all documents

Weeks 5-6: Systems and Technology

•Implement notice tracking system

•Implement documentation management

•Implement case file management

•Implement communication logging

•Test all systems

•Train staff on systems

Weeks 7-8: Staff Training

•Develop training curriculum

•Conduct staff training

•Create competency assessments

•Create ongoing training schedule

•Document training completion

Weeks 9-12: Portfolio Transition

•Review all existing tenancies

•Assess documentation quality

•Identify high-risk tenancies

•Communicate changes to tenants

•Implement improvements

•Monitor progress

Weeks 13-14: Compliance Audit

•Conduct legal compliance audit

•Conduct operational compliance audit

•Conduct staff compliance audit

•Conduct portfolio compliance audit

•Identify and remediate gaps

•Document all findings

Weeks 15-16: Final Preparation

•Conduct final compliance audit

•Address remaining issues

•Prepare for May 1st

•Implement post-May 1st procedures

•Create ongoing monitoring plan

Critical Milestones

Milestone	Date	Status
Assessment Complete	Week 2	☐
Procedures Documented	Week 4	☐
Systems Implemented	Week 6	☐
Staff Training Complete	Week 8	☐
Portfolio Transition Complete	Week 12	☐
Compliance Audit Complete	Week 14	☐
Final Preparation Complete	Week 16	☐
May 1st Deadline	May 1, 2026	☐

Common Transition Challenges and Solutions

Challenge 1: Updating Existing Tenancy Agreements

Challenge:

Existing tenancy agreements don't reflect the new grounds. Updating them requires tenant consent.

Solution:

•Create updated template for new tenancies

•For existing tenancies, update agreements as they renew

•Communicate changes to tenants clearly

•Offer incentives for early agreement to updates (if applicable)

•Ensure updates are fair and reasonable

•Have solicitor review updates

Challenge 2: Comprehensive Documentation

Challenge:

Implementing comprehensive documentation procedures requires significant effort and cultural change.

Solution:

•Start with high-risk tenancies

•Implement gradually across portfolio

•Provide staff training and support

•Create simple, user-friendly templates

•Use technology to simplify documentation

•Monitor compliance and provide feedback

•Celebrate successes and improvements

Challenge 3: Staff Training and Competency

Challenge:

Staff need to understand new procedures and be competent in implementing them.

Solution:

•Develop comprehensive training program

•Provide hands-on training and practice

•Create ongoing support and resources

•Assess competency and provide additional training as needed

•Create incentives for competency

•Celebrate staff success

Challenge 4: Technology Implementation

Challenge:

Implementing new systems and technology can be complex and disruptive.

Solution:

•Choose systems carefully

•Implement gradually

•Provide comprehensive training

•Provide ongoing support

•Monitor adoption and usage

•Address issues quickly

•Gather feedback and make improvements

Challenge 5: Tenant Communication

Challenge:

Communicating changes to tenants clearly and managing their concerns.

Solution:

•Create clear, simple communication materials

•Communicate early and often

•Address tenant concerns promptly

•Provide FAQ and resources

•Offer support and guidance

•Track communication and responses

•Follow up as needed

Challenge 6: Compliance Verification

Challenge:

Ensuring all aspects of the portfolio are compliant with new requirements.

Solution:

•Conduct comprehensive compliance audit

•Identify gaps systematically

•Create remediation plan

•Implement remediation

•Verify compliance

•Document all activities

•Create ongoing monitoring

Risk Mitigation Strategies

Risk 1: Non-Compliance with New Framework

Risk:

Non-compliance with new framework could result in invalid evictions and legal liability.

Mitigation:

•Implement comprehensive procedures

•Conduct regular compliance audits

•Have solicitor review key decisions

•Train staff thoroughly

•Create escalation procedures

•Document all decisions

•Monitor for issues

Risk 2: Procedural Errors

Risk:

Procedural errors could invalidate notices and delay evictions.

Mitigation:

•Create detailed procedure checklists

•Use notice templates reviewed by solicitor

•Implement proof of service procedures

•Create notice tracking system

•Have solicitor review notices before service

•Document all procedures

•Monitor for errors

Risk 3: Documentation Gaps

Risk:

Documentation gaps could weaken your case in court.

Mitigation:

•Implement comprehensive documentation procedures

•Create documentation checklists

•Train staff on documentation

•Implement documentation management system

•Conduct regular documentation audits

•Address gaps promptly

•Monitor for improvements

Risk 4: Staff Competency Issues

Risk:

Staff competency issues could result in errors and non-compliance.

Mitigation:

•Provide comprehensive training

•Assess competency regularly

•Provide additional training as needed

•Create support resources

•Monitor performance

•Address issues promptly

•Celebrate successes

Risk 5: Tenant Disputes

Risk:

Tenants may dispute notices or procedures, resulting in delays and litigation.

Mitigation:

•Communicate clearly with tenants

•Follow procedures precisely

•Document all interactions

•Address tenant concerns promptly

•Provide clear explanations

•Have solicitor review disputes

•Maintain professional approach

Risk 6: Portfolio Disruption

Risk:

Transition could disrupt normal portfolio management.

Mitigation:

•Plan transition carefully

•Implement gradually

•Maintain normal operations

•Provide staff support

•Monitor for disruption

•Address issues quickly

•Communicate progress

Communicating Changes to Tenants

Communication Strategy

Principle 1: Clarity

Communicate changes clearly and simply. Avoid legal jargon.

Principle 2: Transparency

Be transparent about what's changing and why.

Principle 3: Fairness

Emphasize that changes are fair and protect both landlords and tenants.

Principle 4: Timeliness

Communicate early, giving tenants time to understand and ask questions.

Principle 5: Support

Offer support and resources to help tenants understand changes.

Communication Materials

Material 1: Letter to Tenants

Send a clear, simple letter explaining:

•What's changing

•Why it's changing

•How it affects tenants

•What tenants need to do

•Contact information for questions

Material 2: Tenant Handbook Update

Update tenant handbook with:

•Overview of new grounds

•Tenant rights under new framework

•How to resolve disputes

•Contact information

Material 3: FAQ Document

Create FAQ addressing:

•Common questions about changes

•How new grounds work

•What tenants need to do

•Where to get help

Material 4: Notice Explanation

When serving notices, include:

•Clear explanation of notice

•What the ground means

•What tenant needs to do

•Timeline for action

•Contact information

Communication Timeline

Immediate (February 2026):

•Send letter to all tenants

•Provide FAQ document

•Update tenant handbook

•Provide contact information

Ongoing:

•Answer tenant questions

•Provide support and resources

•Address concerns promptly

•Follow up as needed

Training Your Team

Training Program Components

Component 1: Knowledge Training

•New grounds for possession

•Notice requirements for each ground

•Documentation requirements

•Eviction procedures

•Tenant rights and protections

Component 2: Procedure Training

•How to select appropriate ground

•How to serve notice

•How to document issues

•How to prepare case for court

•How to communicate with tenants

Component 3: System Training

•Notice tracking system

•Documentation management system

•Case file management system

•Communication logging system

•Compliance tracking system

Component 4: Practical Training

•Role-playing scenarios

•Practice notice preparation

•Practice documentation

•Practice case file preparation

•Practice tenant communication

Training Delivery

Training Method 1: In-Person Training

•Classroom-style training

•Interactive discussions

•Q&A sessions

•Hands-on practice

Training Method 2: Online Training

•Video tutorials

•Online modules

•Self-paced learning

•Recorded sessions

Training Method 3: One-on-One Training

•Individual coaching

•Personalized guidance

•Targeted support

•Competency assessment

Training Method 4: Ongoing Support

•Knowledge base

•FAQ for staff

•Escalation procedures

•Regular updates

Training Assessment

Assessment Method 1: Competency Testing

•Written tests

•Practical tests

•Scenario-based tests

•Performance evaluation

Assessment Method 2: Ongoing Monitoring

•Monitor performance

•Identify gaps

•Provide additional training

•Track improvements

Assessment Method 3: Feedback

•Gather staff feedback

•Identify training needs

•Adjust training as needed

•Celebrate successes

Auditing Your Compliance

Compliance Audit Components

Component 1: Legal Compliance

•Review all tenancy agreements

•Review all notices

•Review all documentation

•Review all procedures

•Identify gaps and issues

Component 2: Operational Compliance

•Review systems and processes

•Review documentation management

•Review notice tracking

•Review case file management

•Identify gaps and issues

Component 3: Staff Compliance

•Assess staff training

•Assess staff competency

•Assess staff performance

•Identify gaps and issues

Component 4: Portfolio Compliance

•Review all tenancies

•Assess documentation quality

•Assess procedure compliance

•Identify high-risk tenancies

•Identify gaps and issues

Audit Frequency

Initial Audit:

•Conduct comprehensive audit before May 1st

•Identify all gaps and issues

•Create remediation plan

•Implement remediation

Ongoing Audits:

•Conduct quarterly audits

•Monitor for new issues

•Verify remediation

•Update procedures as needed

De-Risk Your Portfolio Through Proactive Compliance

The transition to the new Grounds for Possession framework is a significant operational shift. But it's also an opportunity to strengthen your portfolio and de-risk your operations.

Key Takeaways:

The May 1st, 2026 deadline is approaching. Proactive compliance is essential.

The transition affects multiple areas: tenancy agreements, notice procedures, documentation, eviction procedures, and tenant communication.

A comprehensive action checklist helps you implement changes systematically.

Staff training and competency are critical to successful implementation.

Regular compliance audits ensure you stay on track.

Professional landlords who implement these changes properly are better positioned than ever.

The transition is complex, but it's manageable with proper planning, procedures, and execution.

Ready to Transition Successfully?

If you're uncertain about how to implement these changes, professional guidance is available.

Contact us on WhatsApp: +44 330 341 3063

We can help you:

•Assess your current portfolio and procedures

•Identify compliance gaps and risks

•Develop transition plan

•Implement new procedures

•Train your staff

•Audit your compliance

•Ensure you're ready for May 1st

With 25+ years of experience managing rental properties across the UK, we understand the transition and know how to help you implement it successfully.