Section 21 Abolished from 1 May 2026: What UK Landlords Must Do Now
Section 21 no-fault evictions end on 1 May 2026. Here's what changes, which possession grounds replace it, and how to prepare your portfolio.
What is Section 21?
Section 21 of the Housing Act 1988 allowed landlords to evict tenants without giving a reason — known as "no-fault evictions." Landlords simply had to give two months' notice, and the tenant had to leave. No court hearing was needed to establish fault.
What's changing?
The Renters' Rights Act 2025, which received Royal Assent on 27 October 2025, abolishes Section 21 entirely. From 1 May 2026, landlords can no longer serve Section 21 notices.
The last day a Section 21 notice can be served is 30 April 2026. Any Section 21 notice served before this date must have court proceedings started by 31 July 2026 — after that, old notices become invalid.
How do I evict a tenant now?
All possession proceedings must now use Section 8 of the Housing Act 1988. Section 8 requires landlords to prove specific grounds for possession. The Renters' Rights Act has updated and expanded these grounds significantly.
Key Section 8 changes
- Ground 1 (landlord moving in): Now requires 4 months' notice and can't be used in the first 12 months
- Ground 1A (NEW — property sale): 4 months' notice, can't be used in the first 12 months
- Ground 2 (mortgage possession): Notice increased to 4 months
- Ground 8 (serious rent arrears): Threshold increased to 3 months of arrears, with 4 weeks' notice
- Ground 7A (severe antisocial behaviour): Immediate proceedings allowed
For a full breakdown of every ground, notice period, and evidence requirement, see our complete Section 8 guide.
What about the 12-month protected period?
For the first 12 months of a tenancy, landlords cannot use most possession grounds. Only these grounds are available in the first year:
- Ground 1 (landlord/family moving in)
- Ground 1A (sale of property)
- Ground 2 (mortgage possession)
- Ground 7A (severe antisocial behaviour)
- Ground 7B (no right to rent — immigration)
- Ground 8 (3+ months rent arrears)
Read our detailed guide to the 12-month protected period for the full rules.
What about fixed-term tenancies?
All tenancies become periodic under the RRA 2025. Fixed-term tenancies are effectively abolished. Tenants can end their tenancy with 2 months' notice at any time. Landlords must use Section 8 grounds.
See our tenancy agreement guide for what your written agreement must now include.
What should landlords do now?
- Don't panic. You can still regain possession of your property — you just need a valid reason
- Keep records. Document everything — rent payments, communications, property condition
- Stay compliant. Protect deposits, serve certificates, maintain properties — non-compliance can block possession orders
- Understand the grounds. Know which Section 8 grounds apply to your situation
- Use the right notice periods. Each ground has a specific notice period — getting it wrong invalidates the notice
Post-eviction marketing ban
If you use Ground 1 (moving in) or Ground 1A (sale), you cannot re-let or market the property for 12 months after regaining possession. This prevents landlords from misusing these grounds.
Penalties for misuse
Knowingly or recklessly misusing a possession ground is now a listed offence. Tenants can apply for rent repayment orders of up to 24 months' rent if a landlord misuses grounds.
Get Let Flow handles this automatically
Every rule mentioned in this guide is enforced automatically in Get Let Flow. Certificate tracking, notice generation, eligibility checks, deposit validation, and tenant communications — all built in.
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