Section 21 Abolition 2026: What Landlords and Tenants Need to Know

On 1 May 2026 the Renters' Rights Act 2025 came into force, abolishing Section 21 'no-fault' evictions and reshaping private renting in England. Here's a plain-English guide to what changed and what it means for you.

What was Section 21?

Section 21 of the Housing Act 1988 allowed landlords to end an assured shorthold tenancy without giving a reason, provided they followed the correct procedure and gave the right notice. Because no fault had to be shown, these became known as 'no-fault' evictions. Tenant groups argued they created insecurity, while many landlords valued the certainty of being able to recover their property.

What changed on 1 May 2026?

The Renters' Rights Act 2025 received Royal Assent on 27 October 2025, and its central reforms commenced on 1 May 2026. From that date, no new Section 21 notices can be served. Almost all existing assured shorthold tenancies automatically converted into assured periodic tenancies — rolling tenancies with no fixed end date.

How can landlords regain possession now?

Possession now runs entirely through the revised Section 8 grounds set out in Schedule 2 of the Housing Act 1988, as amended. These cover situations such as rent arrears, anti-social behaviour, or the landlord wishing to sell or move in, each with its own notice period and evidence requirements.

The mandatory rent-arrears ground (Ground 8) has been tightened: it now requires three months' arrears, up from two, at both the point of serving notice and the court hearing, with a longer notice period. Universal Credit payment delays are excluded from arrears calculations.

What must landlords do now?

• Give every tenant the official Renters' Rights Act information sheet
• Provide written tenancy information where there is no written agreement
• Use an up-to-date tenancy agreement drafted for periodic tenancies
• Rely on the correct Section 8 ground, with proper notice, for any possession

What does it mean for tenants?

Tenants gain greater security. Your tenancy no longer has a fixed end date that a landlord can rely on to ask you to leave without reason, and you can end the tenancy yourself by giving notice. A landlord can still seek possession, but only on one of the defined grounds and with the correct procedure.