Section 21 notices, which let landlords evict tenants without giving a reason, have been abolished in England as of 1 May 2026. Landlords can no longer serve these "no fault" eviction notices, ending a system that had been in place since 1988.
The change came through the Renters' Rights Act 2024, which received Royal Assent in October 2024 and appears on the statute book as the Renters' Rights Act 2025. This applies only to England. Wales has its own system under the Renting Homes (Wales) Act 2016.
What happens to existing Section 21 notices
If you received a Section 21 notice before 30 April 2026, it might still be valid. Landlords who served these notices properly can apply to the county court for a possession order until 31 July 2026. After that date, courts won't accept new applications based on Section 21.
Some tenants may still face Section 21 proceedings over the next two months, even though the system has officially ended. Check whether your notice was served correctly and get advice if you need help understanding your rights.
How landlords can regain possession now
Landlords must now use the grounds in Section 8 of the Housing Act 1988, which has been revised. The main replacements for Section 21 are Ground 1 and Ground 1A.
Ground 1 lets landlords reclaim their property if they or certain family members need to live there as their only or main home. The family members covered are spouses, civil partners, parents, grandparents, siblings, children and grandchildren. Landlords must give four months' notice and cannot use this ground during the first 12 months of the tenancy.
Ground 1A covers situations where the landlord wants to sell. Four months' notice is required, and like Ground 1, it cannot be used in the first year.
Both grounds have restrictions. After giving notice under Ground 1 or 1A, landlords cannot re-let or market the property for 12 months after the notice expires. This aims to stop landlords using these grounds just to remove tenants.
These grounds are mandatory, meaning courts should grant possession if landlords prove their case. But since the rules are new, we don't yet know exactly how courts will handle disputes or what evidence they'll require.
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Landlords can still use other Section 8 grounds, which have been updated. Grounds 8 and 8A deal with rent arrears. While the basic principle remains that persistent non-payment can lead to eviction, some details have changed. The notice period is typically four weeks, though this varies depending on circumstances.
Ground 14 covers antisocial behaviour. The threshold is now lower, so behaviour "capable of causing nuisance or annoyance" can be grounds for eviction. Notice periods can be very short in serious cases.
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Changes to tenancy agreements
Most existing assured shorthold tenancies have automatically converted to assured periodic tenancies. New fixed-term lets have largely disappeared for lettings covered by the Act, though existing fixed terms that haven't reached their end date may continue under their original terms.
Tenants can now generally give two months' notice to end their tenancy, though specific agreements may have different terms. This typically gives tenants more flexibility than many had under fixed-term agreements.
The Act has introduced several other changes. Rent in advance is generally limited to one month. Bidding wars are banned. Landlords cannot unreasonably refuse requests to keep pets or discriminate against tenants with children or those receiving benefits. There's a new ombudsman service for the private rented sector and a database where landlords must register before marketing properties.
Getting help and advice
Many procedural details are still being worked out in practice. For current information, check the guidance on GOV.UK or visit housing charities like Shelter. Landlords might find the National Residential Landlords Association helpful.
If your situation is complicated, or if facts are disputed between you and your landlord or tenant, consider getting legal advice. Courts will develop their approach to these new grounds over the coming months, so professional guidance can be particularly valuable during this transition.
Remember that these are new rules. How they work in practice will become clearer as courts handle more cases and establish precedents. What seems straightforward in the legislation may prove more complex in real situations.
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