What changed under the Renters’ Rights Act 2025
Section 21 abolished. Fixed-term assured tenancies abolished. Ground 8 threshold raised to 3 months. Information Sheet required for every tenancy by 31 May 2026. Read the full guide.
Form N5B is the accelerated possession claim form for assured shorthold tenancies, used for Section 21 ‘no-fault’ possession claims. The accelerated procedure typically resolves without a hearing — the court reviews the documents and grants the possession order on the papers. Following the Renters’ Rights Act 2025, Form N5B remains relevant only for transitional Section 21 notices served before 1 May 2026, with claims required to be issued before 1 August 2026. After that, Form N5B will be obsolete and Form N5 is the only route. The court fee is £404 (since 8 April 2025). This page covers when the accelerated procedure could and could not be used, section-by-section completion, the substantial pre-tenancy documentation required, and the post-RRA transition.
What Form N5B is and its current status
Form N5B is the accelerated possession claim form for assured shorthold tenancies. It was created to provide a streamlined court procedure for Section 21 “no-fault” possession claims, where the landlord seeks possession at the end of an AST without alleging any breach by the tenant. The accelerated procedure typically resolves without a hearing — the court reviews the documents and grants the possession order on the papers, provided the documentation is in order.
Following the Renters’ Rights Act 2025, the status of Form N5B has changed substantively. From 1 May 2026, Section 21 no-fault possession is abolished for new assured tenancies. New Section 21 notices cannot be served on or after that date. Form N5B remains relevant for:
- Section 21 notices served before 1 May 2026 that have not yet expired.
- Possession claims based on those transitional Section 21 notices, provided the claim is issued before 1 August 2026.
- Historical claims still in progress at the date of commencement.
After 1 August 2026, Form N5B will become essentially obsolete for new claims. All future possession claims will use the standard procedure on Form N5.
When the accelerated procedure could (and could not) be used
The accelerated procedure on Form N5B was available only where:
- The tenancy is an assured shorthold tenancy (AST).
- The tenancy started on or after 15 January 1989.
- A valid Section 21 notice has been served on the tenant. Form 6A (England) or the Welsh equivalent.
- The notice has expired without the tenant vacating.
- All tenancy agreements are in writing and the landlord retains copies.
- The claim is for possession only. The landlord cannot claim rent arrears or other money in the accelerated procedure.
The accelerated procedure was NOT available where the landlord wishes to claim arrears or other money, the tenancy is a non-AST, the landlord cannot evidence written tenancy documentation, or the grounds are Section 8 grounds rather than Section 21.
Section-by-section completion of Form N5B
Form N5B is more detailed than Form N5 because it carries more of the substantive case (without the supplementary particulars form that accompanies Form N5):
Court and parties
Top sections: court details, claimant details, defendant details, property address. Same as for Form N5.
Section 21 notice details
The form requires the landlord to specify the date the Section 21 notice was given, how the notice was given (delivered by hand, posted, etc.), the expiry date of the notice, and the date the landlord requires possession. Each detail must be accurate and consistent with the underlying notice. Errors here are the most common reason for accelerated claims being adjourned for hearing or rejected.
Pre-tenancy compliance declarations
Form N5B requires the landlord to declare compliance with various pre-tenancy obligations. The Deregulation Act 2015 introduced these as preconditions for valid Section 21 notices on tenancies that commenced on or after 1 October 2015. The relevant declarations:
- Energy Performance Certificate (EPC) provided to the tenant before the tenancy started.
- Gas Safety Certificate (CP12) provided to the tenant before the tenancy started, with updated copies after each annual inspection.
- “How to Rent” booklet provided to the tenant in the version current at the date of the tenancy.
- Deposit protection. Where a deposit was taken, protected in an authorised scheme within 30 days, with prescribed information provided to the tenant within 30 days.
- HMO licensing. Where the property requires an HMO licence (mandatory or under additional/selective licensing), the licence must be in place.
- Selective licensing. Where the property is in a selective licensing area, the licence must be in place.
The landlord must positively assert each compliance item. Failure of any one of these preconditions invalidates the Section 21 notice and produces dismissal of the accelerated claim.
Statement of truth
Same as for Form N5: a signed statement that the facts in the form are true. Made under contempt of court risk for false statements.
Documents to file with Form N5B
Form N5B requires extensive supporting documentation:
- Form N5B itself (one signed copy plus copies for service).
- The tenancy agreement (or all tenancy agreements if there has been more than one).
- The Section 21 notice (Form 6A in England).
- Proof of service of the Section 21 notice (Form N215 or witness statement). See our N215 guide.
- The EPC and proof it was given to the tenant.
- The gas safety certificate (most recent, plus all earlier ones during the tenancy) and proof of provision.
- The “How to Rent” booklet in the version current at tenancy start, with proof of provision.
- The deposit protection scheme certificate and prescribed information, with proof both were provided within 30 days.
- HMO or selective licence (if applicable).
Most accelerated claims that fail do so because of missing or defective documentation. The tenant defends, raises a compliance issue, and the court rejects the claim or directs a hearing.
How to file Form N5B
Same routes as Form N5: postal, online (where supported), in-person. PCOL does not generally support accelerated claims; most landlords file by post. Court fee: £404, the same as Form N5. Where there are joint tenants or multiple defendants, additional copies are required.
What happens after issue
The accelerated procedure differs from the standard procedure in important ways:
Service
The court typically serves the claim on the tenant. The tenant has 14 days from service to file a defence on Form N11B.
Tenant’s defence
Form N11B is the accelerated-procedure defence form. The tenant typically raises procedural defects in the Section 21 notice (wrong dates, wrong form, wrong service); non-compliance with the pre-tenancy preconditions (no EPC, no gas safety, no How to Rent booklet, deposit not protected, no HMO licence); retaliatory eviction defences under the Deregulation Act 2015; discrimination defences under the Equality Act 2010; or hardship considerations under section 89 of the Housing Act 1980 (extending the order period from 14 days to up to 6 weeks).
Court decision
Where the tenant has not filed a defence, or where the defence raises no substantive issue, the court typically grants possession on the papers without a hearing. Where the tenant has raised a substantive defence, the court directs a hearing. Where the court grants possession, the order typically requires the tenant to vacate within 14 days, extendable to 6 weeks for exceptional hardship.
Common errors and how to avoid them
1. Defective Section 21 notice. Wrong dates, wrong form, service defects, retaliatory eviction issues. The notice itself is the foundation; defects in it produce dismissal.
2. Missing pre-tenancy documentation. The most common defect: no proof EPC was given, no proof gas safety record was given, wrong version of “How to Rent” booklet.
3. Deposit protection failures. Late protection (more than 30 days), failure to provide prescribed information within 30 days, or use of an unauthorised scheme.
4. HMO licence absence. Operating an unlicensed HMO disables Section 21 entirely.
5. Wrong tenancy type identified. Some “AST” tenancies are not in fact ASTs.
The post-RRA 2025 transition
From 1 May 2026:
- No new Section 21 notices can be served on assured tenancies in England.
- Section 21 notices served before 1 May 2026 remain valid for the duration of their notice period.
- Possession claims based on transitional Section 21 notices must be issued before 1 August 2026.
- After 1 August 2026, all possession claims must use Section 8 grounds and Form N5.
Landlords with property where they want a tenant to leave should consider whether to use Section 8 grounds rather than rely on closing-window Section 21. Where the landlord has a Section 8 ground available (e.g. Ground 1 owner-occupier, Ground 1A sale), Section 8 is often preferable.