⚠️ Section 21 was abolished on 1 May 2026. You can no longer serve a Section 21 notice. Use Section 8 instead →
Section 21 Abolished — 1 May 2026

Section 21 Notice — What Landlords Need to Know

Section 21 no-fault eviction was abolished on 1 May 2026 under the Renters' Rights Act. You can no longer serve a Section 21 notice to end a tenancy in England.

This page explains what Section 21 was, why it was abolished, and what landlords must do now to regain possession of their property using Section 8.

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The Law Explained

What Was a Section 21 Notice?

A Section 21 notice — sometimes called a “no-fault eviction notice” or Form 6A — was a notice served by a landlord under Section 21 of the Housing Act 1988. It allowed landlords to end an assured shorthold tenancy without needing to give any reason, provided at least two months' notice was given.

Section 21 was widely used by landlords who wanted to sell their property, move back in, or simply end a tenancy without having to prove any fault on the tenant's part.

Section 21 was abolished on 1 May 2026 under the Renters' Rights Act. It can no longer be used for any tenancy in England, regardless of when the tenancy started.

Section 21 is Abolished

  • Section 21 was abolished on 1 May 2026
  • Applies to ALL tenancies — new and existing
  • Any Section 21 notice served after 1 May 2026 is invalid
  • Section 21 notices served before 1 May 2026 that did not result in a possession order are also invalid
  • You must now use Section 8 to regain possession
  • New mandatory grounds give landlords legitimate routes to possession

History

The Road to Abolition

1988

Housing Act 1988 introduced Section 21, allowing landlords to end assured shorthold tenancies without giving a reason.

2015

Deregulation Act 2015 introduced additional requirements before a Section 21 notice could be served — gas safety certificate, EPC, How to Rent guide.

2019

Tenant Fees Act 2019 added further restrictions — Section 21 could not be served if the landlord had taken a prohibited payment.

2022

Government announced plans to abolish Section 21 as part of the Renters Reform Bill.

May 2026

Section 21 abolished under the Renters' Rights Act. All possession claims must now use Section 8 grounds.

Your Options Now

What Can Landlords Use Instead of Section 21?

Section 8 of the Housing Act 1988 is now the only route for possession. The Renters' Rights Act introduced new mandatory grounds that give landlords legitimate routes to regain possession.

Mandatory

Ground 1

Landlord or Family Requires Property

The landlord, their spouse, civil partner, or close family member requires the property as their only or principal home. Extended under the Renters' Rights Act.

Mandatory

Ground 1A

Landlord Intends to Sell

New ground introduced by the Renters' Rights Act. The landlord intends to sell the property. The landlord must not re-let for 12 months after possession.

Mandatory

Ground 8

Rent Arrears (3+ Months)

The most commonly used mandatory ground. Applies where the tenant owes at least three months' rent at both the date of notice and the date of the hearing.

Mandatory

Ground 7A

Serious Antisocial Behaviour

Applies where the tenant or someone living in or visiting the property has been convicted of a serious offence or is subject to a civil injunction for antisocial behaviour.

Need to regain possession of your property?

We advise on which Section 8 grounds apply to your situation and handle the entire process from notice to enforcement.

Section 8 Advice

FAQs

Section 21 Notice — Frequently Asked Questions

What was a Section 21 notice?
A Section 21 notice (also called a "no-fault eviction notice" or Form 6A) was a notice served by a landlord under Section 21 of the Housing Act 1988 to end an assured shorthold tenancy without needing to give a reason. It required at least two months' notice. Section 21 was abolished on 1 May 2026 under the Renters' Rights Act and can no longer be used.
Has Section 21 been abolished?
Yes. Section 21 no-fault eviction was abolished on 1 May 2026 under the Renters' Rights Act. This applies to all assured shorthold tenancies in England, regardless of when the tenancy started. Landlords can no longer serve a Section 21 notice to end a tenancy. All possession claims must now rely on specific grounds under Section 8 of the Housing Act 1988.
What can landlords use instead of Section 21?
Since Section 21 was abolished, landlords must use Section 8 of the Housing Act 1988 to regain possession. Section 8 requires the landlord to rely on specific grounds — either mandatory (where the court must grant possession if proved) or discretionary (where the court weighs up the circumstances). New mandatory grounds introduced by the Renters' Rights Act include Ground 1A (landlord intends to sell) and Ground 1 (landlord or family member requires the property as their home).
Can I still use a Section 21 notice I served before May 2026?
No. The Renters' Rights Act abolished Section 21 for all tenancies from 1 May 2026. Any Section 21 notice served before that date that had not resulted in a possession order by 1 May 2026 is no longer valid. You will need to serve a Section 8 notice instead. We can advise on the appropriate grounds for your situation.
What are the new Section 8 grounds introduced by the Renters' Rights Act?
The Renters' Rights Act 2026 introduced several new mandatory grounds under Section 8: Ground 1 (landlord or close family member requires the property as their only or principal home — extended from the previous version), Ground 1A (landlord intends to sell the property), Ground 6A (property required for redevelopment under planning permission), and Ground 8A (persistent rent arrears). These new grounds give landlords legitimate routes to regain possession without needing to prove tenant fault.
How do I regain possession of my property now Section 21 is abolished?
You must serve a Section 8 notice specifying the relevant grounds. The most commonly used grounds are Ground 8 (three months' rent arrears — mandatory), Ground 1A (intention to sell — mandatory), Ground 1 (landlord requires property as home — mandatory), and Ground 14 (antisocial behaviour — discretionary). After the notice period expires, if the tenant has not vacated, you must issue possession proceedings in the county court. We handle the entire process from notice to enforcement.

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