Section 21 abolished: what UK landlords need to do now
No-fault evictions ended on 1 May 2026. Here's what replaced them and what you need to do.
What happened
From 1 May 2026, Section 21 "no-fault" eviction notices can no longer be used in England. This is the single biggest change in the Renters' Rights Act 2025.
Every assured shorthold tenancy automatically became a periodic (rolling) tenancy on that date. Fixed-term tenancies that existed before 1 May 2026 converted automatically. Landlords didn't need to do anything for the conversion itself, but they do need to understand the new rules.
What replaced Section 21
Landlords who need to regain possession must now use Section 8 of the Housing Act 1988, which requires a specific legal ground. The most relevant grounds for most landlords are:
- Ground 1: You or a close family member wants to live in the property (4 months' notice, can't use in the first 12 months)
- Ground 1A: You intend to sell the property (4 months' notice, can't use in the first 12 months)
- Ground 6: You plan to demolish or substantially redevelop (4 months' notice)
- Ground 8: The tenant owes at least 3 months' rent (4 weeks' notice)
After using Ground 1 or 1A, you cannot re-let the property for 12 months. Misusing these grounds is now a Rent Repayment Order offence.
What you should do now
- Do not serve Section 21 notices. Any served after 1 May 2026 are void. Notices served before that date lapsed on 31 July 2026 if court proceedings weren't issued.
- Understand the new grounds. If you might need to regain possession in the future, know which ground applies to your situation.
- Keep your compliance up to date. You cannot obtain a possession order if your property isn't registered on the PRS Database (when it launches) or if you haven't protected the deposit properly.
- Serve the Information Sheet. All existing tenants must receive the government's Information Sheet by 31 May 2026.
Penalties
There is no direct fine for "using Section 21". The notice is simply void. But if you try to evict a tenant using an invalid notice, you'll waste time and legal costs, and the tenant may be entitled to a Rent Repayment Order.