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The long-anticipated Renters Reform Bill is due to land this year, and with it comes one of the most significant shifts in the UK rental market in decades: the abolition of Section 21 ‘no-fault’ evictions.

Once this change takes effect, and Build-to-Rent (BTR) operators will no longer be able to regain possession of their property without specific grounds.

Instead, Section 8 will become the primary legal mechanism for ending a tenancy, and that makes documentation and evidence more important than ever.

What’s changing in PRS and BTR regulations?

• Section 21 (which currently allows landlords to evict tenants with two months’ notice after a fixed term ends, without stating a reason) is being scrapped.
• All Assured Shorthold Tenancies (ASTs) will become periodic rolling tenancies with no fixed end date by default.

This means that tenancies are likely to last longer by default. BTR operators will need a solid legal basis, supported by evidence, if they want to regain possession under Section 8.

Section 8: What landlords need to know

Under the updated framework, Section 8 possession claims will rely on specific, legally defined grounds. These include both mandatory and discretionary reasons for ending a tenancy.

BTR operators will there need to become familiar with the grounds and understand the cases where they can be used.

For example, you could use Ground 13 (tenant has neglected or damaged the property) where the tenant is paying rent on time but is causing damage to the property or furniture through neglect or misuse.

Or you could use Ground 15 (tenant has damaged furniture or let others do so) in a case where the tenant is subletting without permission, in breach of their tenancy agreement.

It isn’t straightforward and you will need strong evidence to support your case. This is where digital inventory reporting is now coming into its own.

Why inventories are no longer optional

In a post-Section 21 world, a robust digital inventory and inspection process becomes your frontline defence. Without it, you’re operating in the dark and potentially putting your legal position at risk.

You will need a detailed, time-stamped inventory that:

• Documents the condition and cleanliness of the property at the start of the tenancy:
• Enables you to track changes through interim inspections, giving you a timeline of wear, damage, or non-compliance
• Helps to evidence breaches of the tenancy agreement, such as subletting or misuse of rooms:
• Supports your claim under discretionary Section 8 grounds, where judgement relies on quality of evidence.

If a dispute arises and you haven’t documented the property’s condition over time, then seeking possession under grounds 13 or 15 in the above examples becomes far less viable. It becomes your word against the tenant’s, with the court often siding with the tenant in the absence of clear evidence.

This is why many professional landlords and BTR operators are turning to digital inventory platforms like Inventory Hive which provide legally sound, photographic reports and maintain a clear audit trail to support legal action if needed.

Don’t underestimate that with Section 8, evidence is everything.

The abolition of Section 21 will level the playing field for residents, but it raises the bar for BTR Operators. A casual, paper-based approach simply won’t cut it anymore.

If you want to protect your investment, maintain control, and stay on the right side of the law, now is the time to invest in digital tools that support a clear, professional, and evidence-led approach to property management.