When is Section 21 Being Abolished? Key Changes for London Landlords
When is Section 21 being abolished under the Renters’ Rights Act? Section 21 is now gone in England under the Renters’ Rights Act 2025. If you are a London landlord, the old no-fault eviction route no longer applies.
Fixed-term contracts now run as periodic tenancies. Section 8 gives you a route to seek possession. Tenancies continue without a fixed end date. With longer tenancies, you need to keep track of regular safety checks and certificate expiry dates. Keeping your paperwork up to date helps you avoid council fines. This blog explains the Section 21 changes in simple terms. You will learn the key dates, what the new tenancy rules mean, how Section 8 works and how the changes affect your property checks and records.
No-fault evictions ended under the Renters’ Rights Act 2025, which received Royal Assent on 27 October 2025. The tenancy changes started under S.I. 2026/421.
Section 21 Has Already Been Abolished
Section 21 no-fault evictions were abolished in England on 1 May 2026 under the Renters’ Rights Act 2025. The Act received Royal Assent on 27 October 2025, and the tenancy changes started under S.I. 2026/421.
If you searched “When will Section 21 be abolished?” the answer is that the change has already happened. The question for landlords now is what the new rules mean for their properties, tenancies, and compliance.
The change applies to England only. Section 21 is no longer available under the Housing Act 1988 for affected private rented homes. Section 8 now provides the main possession route, and fixed-term assured shorthold tenancies now operate as assured periodic tenancies.
Key takeaways
On this page
Section 21 Abolition Timeline
The Section 21 abolished UK change follows a clear set of dates, with the main tenancy reforms applying in England. These dates show the key Section 21 changes.. They cover notices, new tenancy rules, and the final court deadline. The transition is now closed. The new tenancy and possession rules apply to private rented homes in England.
| Date | What it means |
|---|---|
| 30 April 2026 | Final day for a valid Section 21 or Form 6A notice. For first-class post, dispatch needs to take place around 28 April 2026 to meet the service rules. |
| 1 May 2026 | Section 21 is abolished for private rented homes in England. Fixed-term assured shorthold tenancies move to assured periodic tenancies under S.I. 2026/421. |
| 31 May 2026 | Deadline for landlords to provide existing tenants with the Renters' Rights Act Information Sheet 2026. |
| 31 July 2026 | Final date for a court application based on a qualifying Section 21 notice served before 1 May 2026. Claims filed by this date continue through the court process. |
What Replaced Section 21? The Reformed Section 8 Grounds
Is Section 21 still valid? No. For private rented homes in England, Section 8 now provides the main route for landlords seeking possession. The new rules link possession to specific grounds under Schedule 2 of the Housing Act 1988.
Landlords can still seek possession, but the reason needs to fit a valid ground. The process also involves the courts, and the old accelerated Section 21 route no longer applies. Form 3A is used for Section 8 notices. Rent disputes can also be handled by the First-tier Tribunal under the new rules.
Key Grounds Landlords Now Use
Grounds 1 and 1A are mandatory grounds and have restrictions during the first 12 months of the tenancy. Ground 1A also has rules around marketing and re-letting after possession.
| Ground | Reason | Notice period |
|---|---|---|
| Ground 1 | Landlord or family member needs the property as a home | 4 months |
| Ground 1A | Landlord plans to sell the property | 4 months |
| Ground 8 | Serious rent arrears | 4 weeks |
| Ground 10 | Rent arrears | 4 weeks |
| Ground 11 | Persistent late rent payments | 4 weeks |
| Ground 7A | Serious anti-social behaviour | Faster route |
| Ground 14 | Anti-social behaviour | Faster route |
Ground 8 covers cases where a tenant has a large amount of unpaid rent. It applies when the tenant owes three months of rent if they pay monthly, or 13 weeks of rent if they pay weekly or every two weeks. Grounds 10 and 11 cover other unpaid rent and repeated late payments.
What This Means in Practice
The new Section 8 rules need a clear reason for asking a tenant to leave. Landlords need to use the right ground and have clear records to support the claim. The court makes the final decision. The old Section 21 route no longer applies, so landlords need to keep good records of rent, tenancy details, and property issues. The process can also take longer because possession claims now go through the court.
Fixed Terms and Assured Periodic Tenancies
If you have an existing assured shorthold tenancy, it moves to an assured periodic tenancy. The fixed end date no longer applies. The tenancy stays open-ended until the tenant leaves or the landlord ends it under the legal rules.
A tenant can leave by giving two months’ notice. Rent can rise once a year under Section 13. If the tenant thinks the new rent is too high, they can ask the first-tier tribunal to review it.
For landlords, a longer tenancy also means a longer period of responsibility. Safety checks, certificates and other landlord duties continue for as long as the tenant lives in the property.
Who This Does and Doesn’t Affect
The changes depend on the type of tenancy and where the property is located. Knowing which rules cover your tenancy helps you understand what the changes mean for you.
Private landlords
If you ask what happens if I don’t leave after a Section 21 notice, the answer depends on when the notice was given and the stage of the case. Supporting portfolio landlords across London with reliable property compliance services.
Social housing and registered providers
Social housing has a different timeline. The 1 May 2026 changes do not apply to these providers yet. Helping letting and estate agents manage compliance keeps their properties safe and up to date. Section 21 remains for these tenancies until the new rules start in 2027.
Scotland and Wales
The Act applies to England only. Scotland and Wales have separate housing laws and tenancy systems, so Section 21 rules differ in these countries. If you are asking is Section 21 still legal, the answer depends on where the property is located. England, Scotland and Wales each have separate rules for landlords and tenants.
If You Served a Section 21 Notice Before 1 May 2026 (Legacy Notices)
A Section 21 notice served before 1 May 2026 had a limited period for court action. That period has now ended, so a new claim cannot start using that notice.
The Part Most Landlords Miss: What Abolition Means for Your Compliance Obligations
If you are asking what happens when you get a Section 21, the answer is not the same as it was before the new rules. Section 8 now plays a larger role, but most property compliance duties continue throughout the tenancy.
Longer tenancies raise the stakes on ongoing compliance
The planned EPC C date is 1 October 2030 under the Warm Homes Plan. With open ended tenancies, landlords need to keep meeting their compliance duties for the full length of the tenancy.
Two compliance points that do still affect possession
Deposit protection and Tenant Fees Act 2019 rules still matter when using Section 8 to regain possession. In some cases, these requirements can affect the possession process. The rules are different for anti-social behaviour grounds.
What good looks like across a portfolio?
A strong compliance management record means keeping key property documents current and easy to evidence across the full portfolio.
The main change is clear. Compliance is no longer something to check between tenancies. It needs attention throughout the tenancy.
What London Portfolio Landlords and Agents Should Do Now
Start by keeping your portfolio records clear and organised. Check your compliance records, plan energy efficiency work, and keep your inspection dates on track.
Frequently Asked Questions
Yes. Landlords can still seek possession through the reformed Section 8 grounds where a valid ground applies.
- Ground 1 covers a landlord moving into the property
- Ground 1A covers plans to sell the property
- Ground 8 covers serious rent arrears
- Notice periods vary between grounds
- Court proceedings remain part of the process
From 1 May 2026, existing assured shorthold tenancies moved to assured periodic tenancies.
- Fixed-term ASTs moved to periodic tenancies
- Tenancies continue without the previous fixed end date
- The new tenancy rules apply from 1 May 2026
- Possession follows the reformed process
Some compliance failures no longer block Section 8 possession orders.
- Gas safety records remain required
- Electrical safety requirements continue
- EPC requirements remain in place
- Tenant information duties continue
- Deposit protection and Tenant Fees Act rules remain relevant
How SR Maintenance Helps London Landlords Stay Compliant
SR Maintenance helps London landlords and agents with property compliance. We cover all 33 London boroughs, the City of London, and the M25 area. Manage your property compliance with SR Maintenance.