Summary: Section 21 “no-fault” evictions will be abolished on 1 May 2026 under the Renters’ Rights Act, ending landlords’ ability to evict tenants without providing a reason. After this date, landlords will need to rely on Section 8 grounds for possession, which require valid reasons and court proceedings.

When Will Section 21 Be Abolished?

Section 21 notices, often referred to as “no-fault” evictions, will be officially scrapped from 1 May 2026. This change forms part of the first phase of the Renters’ Rights Act, which introduces a new tenancy framework designed to improve security for tenants.

The government’s intention behind abolishing Section 21 is to provide tenants with greater stability. Currently, landlords can evict tenants without giving a reason, which can leave tenants feeling vulnerable and hesitant to challenge poor housing conditions. Removing Section 21 aims to prevent evictions without cause and encourage fairer treatment.

At the same time, the Act will strengthen the existing Section 8 grounds for possession, ensuring landlords retain a clear legal route to regain their property when necessary.

However, many landlords have expressed concerns about losing Section 21 as it currently provides a relatively straightforward method to regain possession, especially in cases involving difficult tenants. The increased reliance on Section 8 may lead to more complex and lengthier eviction processes, potentially raising costs and administrative burdens.

Can Landlords Still Use Section 21 Notices in 2025?

Until the Renters’ Rights Act comes into force on 1 May 2026, landlords can continue to serve Section 21 notices to end tenancies. However, it is essential that all legal requirements are met for the notice to be valid. This includes protecting tenants’ deposits in a government-approved scheme and providing necessary documentation such as a valid gas safety certificate.

Landlords should ensure notices are served correctly to avoid invalidation. Tools are available to assist with serving Section 21 notices properly and efficiently.

Last Date to Serve a Valid Section 21 Notice

The final day to serve a valid Section 21 notice will be Thursday, 30 April 2026. Any notices served after this date will not be legally valid.

For notices served before 1 May 2026, landlords must apply to the court for possession within specific timeframes:

• If the notice was served less than three months before 1 May 2026, landlords have three months from 1 May 2026 to apply to the court.
• If served more than three months before, the application must be made within six months of serving the notice or within three months after 1 May 2026, whichever is sooner.

Adhering to these deadlines is crucial to maintain the validity and enforceability of the notice.

How Will Landlords Evict Tenants Once Section 21 Is Abolished?

From 1 May 2026, landlords will need to rely exclusively on Section 8 eviction notices to regain possession of their properties. Unlike Section 21, Section 8 requires landlords to provide a valid legal reason for eviction, such as rent arrears, anti-social behaviour, or the landlord’s intention to move back into the property.

The Renters’ Rights Act will introduce revisions to the existing Section 8 grounds, including new mandatory grounds such as possession for the purpose of selling the property. These changes aim to balance tenant security with landlords’ rights to repossess their properties under justified circumstances.

Main Differences Between Section 21 and Section 8 Evictions

A Section 21 notice (Form 6A) is a no-fault eviction notice that allows landlords to end an assured shorthold tenancy without providing a reason, assuming all legal procedures and notice periods are correctly followed.

Section 21 will no longer be available after 1 May 2026. Instead, landlords must use Section 8 notices, which require specifying one or more legal grounds for possession. These grounds are categorised as mandatory or discretionary and must be proven in court.

All Section 8 evictions require court proceedings, which may increase pressure on the legal system and extend the time and cost involved in evictions. However, it is important to note that eviction remains a relatively rare outcome; according to the latest data, only around 6% of tenancies ended by eviction in 2024, and not all involved Section 21 notices.

Implications for Landlords

Landlords should prepare for the abolition of Section 21 by familiarising themselves with the Section 8 process and ensuring compliance with all legal obligations throughout tenancies. Proper documentation, clear communication with tenants, and early intervention in tenancy issues will become increasingly important.

Staying informed about changes to eviction laws and seeking professional advice where necessary will help landlords navigate this transition smoothly.