⚠️ Important Notice: Section 21 is Abolished from 1 May 2026
As a result of the Renters' Rights Act, Section 21 "no-fault" evictions will be abolished from 1 May 2026. After this date, Section 21 will no longer be applicable and landlords will need to rely on Section 8 grounds for possession instead. We will be updating this page after 1 May 2026 to reflect the new legal position.
The End of Section 21 — What Landlords Need to Know
From 1 May 2026, Section 21 "no-fault" evictions are abolished. Landlords can still regain possession — but only via specific legal grounds. Process, evidence and compliance are now critical to every possession claim.
What Section 21 Was — and Why It's Ending
Section 21 of the Housing Act 1988 allowed landlords to recover possession of a property without giving a reason — a "no-fault" eviction. It was the most commonly used route for landlords who wanted to end a tenancy, whether because they wanted to sell, move in, or simply find new tenants.
From 1 May 2026, Section 21 is abolished under the Renters' Rights Act. Landlords can still regain possession, but only by relying on specific legal grounds under Section 8.
The removal of Section 21 means process, evidence and compliance are now critical. Technical errors that were once curable may now delay or defeat possession entirely. Landlords who have relied on Section 21 as a fallback will need to change how they manage their properties.
The key message for landlords is this: get documentation right from day one, maintain compliance throughout the tenancy, and plan possession strategy earlier than you would have done under the old regime.
Key Takeaway
Landlords must plan possession strategy earlier and manage tenancies more formally under the new regime.
If you are considering a Section 21 eviction, you need to act before 1 May 2026. If you are planning for the new regime, we can advise on the Section 8 grounds available to you and how to use them correctly.
View Section 8 grounds explainedWhat Grounds Remain Available?
Landlords can still regain possession after 1 May 2026, but only by relying on valid legal grounds under Section 8. The main grounds include:
Selling the Property
The landlord intends to sell the property. This is a new mandatory ground introduced by the Renters' Rights Act. Specific notice requirements apply.
Moving In
The landlord or a close family member intends to occupy the property as their only or principal home. Specific notice requirements apply.
Serious Rent Arrears
The tenant owes at least two months' rent (mandatory ground) or lesser arrears (discretionary). This remains the most commonly used ground.
Anti-Social Behaviour
The tenant has engaged in anti-social behaviour or caused serious nuisance to neighbours or other occupants.
Serious Breach of Tenancy
The tenant has seriously breached the terms of the tenancy agreement, such as subletting without permission or causing significant damage.
Property Redevelopment
The landlord intends to demolish or substantially redevelop the property and cannot reasonably do so with the tenant in occupation.
How Managed Lettings Helps
Compliance-led management reduces possession risk
Our fully managed service ensures correct documentation from day one, ongoing compliance monitoring and early intervention when issues arise — reducing the risk of failed possession claims. We work closely with our legal team to ensure landlords are in the strongest possible position if possession becomes necessary.
View managed lettingsFrequently Asked Questions
Can I still serve a Section 21 notice before 1 May 2026?
Yes. Section 21 notices served before 1 May 2026 may still be valid, but you must act quickly. The notice must be served correctly and proceedings must be issued within the validity period. Contact us immediately if you need to serve a Section 21 notice.
What if I want to sell my property after 1 May 2026?
From 1 May 2026, you can use the new mandatory Ground 2 (sale of property) to regain possession. This is a new ground introduced by the Renters' Rights Act specifically for landlords who want to sell. Specific notice requirements apply.
How long will it take to regain possession under Section 8?
The time to regain possession under Section 8 depends on the ground used and whether the tenant contests the claim. Mandatory grounds (such as serious rent arrears or sale of property) are generally quicker than discretionary grounds. We can advise on realistic timescales for your specific situation.
What if my tenant refuses to leave after a Section 8 notice?
If a tenant refuses to leave after a valid Section 8 notice, you will need to apply to the court for a possession order and then instruct bailiffs to enforce it. Our legal team can handle the entire process on your behalf.
Book a Rental Valuation
Tell us about your property and we will explain how our managed service protects you under the new rules.
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