Section 21 Notice: Abolished in England From May 2026

Section 21 no longer exists for private tenancies in England. The Renters' Rights Act 2025 abolished the no-fault eviction notice for the private rented sector from 1 May 2026, so every private landlord in England must now prove a Section 8 ground before a tenant can be evicted.

What Was Section 21?

Section 21 was section 21 of the Housing Act 1988, the legal mechanism that let a private landlord in England end an assured shorthold tenancy (AST) once any fixed term had ended, without giving the tenant a reason. It was widely called a no-fault eviction, because the landlord did not have to prove the tenant had done anything wrong, only that the correct paperwork and notice period had been used. Introduced alongside the AST itself, Section 21 became the default route landlords used to regain possession, far more often than the fault-based Section 8 grounds, because it was faster, simpler, and could not be contested by the tenant on the merits. Its abolition, effective 1 May 2026, is one of the central reforms of the Renters' Rights Act 2025.

How the Old Section 21 Process Worked

Under the old system, a landlord who wanted possession served a Section 21 notice on a prescribed form, giving the tenant at least two months to leave. If the tenant did not leave by the date given, the landlord could apply to the County Court for an accelerated possession order, a paper-based process decided on the documents alone, usually without a hearing. Because Section 21 required no reason and no evidence of wrongdoing, the court had no discretion to refuse possession once the landlord's paperwork was in order; it simply confirmed the tenancy was ending. If the tenant still did not leave after the order, the landlord could ask court bailiffs to enforce it. This entire route, notice, accelerated possession, and enforcement, no longer exists for new evictions of private tenants in England.

Why Section 21 Was Abolished

Section 21 let a landlord end a tenancy at short notice and without giving any reason, which meant a tenant could be evicted for raising a legitimate complaint, such as asking for repairs, with no way to challenge the eviction on its merits. The stated aim of the Renters' Rights Act 2025 was to remove that insecurity, so a tenant can raise problems, request a pet, or simply stay put, without fear of a retaliatory no-fault notice. Abolishing Section 21 was paired with reformed Section 8 grounds and the new periodic tenancy structure, so landlords keep a genuine route to possession, for example to sell or move in family, or to recover serious arrears, but must now prove a specific ground in court rather than simply declining to renew.

What Replaced Section 21: Section 8 Grounds

Since 1 May 2026, private assured shorthold tenancies in England have converted to periodic assured tenancies, with no fixed term. Tenancies let by housing associations and councils were not part of that change, and a tenancy with a valid Section 21 or Section 8 notice served before 1 May stayed an assured shorthold tenancy while that notice could still be used. A landlord can only regain possession by serving a Section 8 notice that relies on one of the grounds set out in the Housing Act 1988, as reformed by the Renters' Rights Act 2025. Unlike Section 21, a Section 8 notice must state the ground relied on, and the tenant can dispute it. If the tenant does not leave, the landlord applies to the County Court, which decides whether the ground is actually made out before granting possession. A tenant can now stay in the property until a court is satisfied the landlord has proved a valid ground, not merely because a notice period has passed.

The UK possession notice calculator works out the earliest date a section 8 notice can give in England, by ground, under the Renters' Rights Act 2025, and shows the equivalent notice periods in Wales, Scotland and Northern Ireland.

The Key Section 8 Grounds Landlords Use Now

Two reformed grounds matter most in practice. Ground 1 (landlord or a close family member moving in) and Ground 1A (landlord selling the property) both require 4 months' notice, and neither can be used during a new protected period: the first 12 months of a tenancy, which stops a landlord using these grounds to move a tenant out shortly after they move in. Ground 8 (serious rent arrears) is the main arrears ground; the Renters' Rights Act raised its threshold from 2 months' arrears to 3 months', and lengthened its notice period from 2 weeks to 4 weeks, giving tenants more room to catch up before losing their home. Anti-social behaviour grounds were also strengthened. Every ground still has to be proved to the County Court's satisfaction; none is automatic.

What This Means If You Rent in England

For tenants, the practical change is security: a landlord cannot simply decide not to renew a tenancy, or give two months' notice, without a reason. A Section 21 notice validly served before 1 May 2026 could only be used if the landlord applied to court by 31 July 2026, or earlier if the time left on the notice ran out first. Claims issued by then continue; an old notice that was not used by then can no longer be used, and no new Section 21 notice can be served on a private tenant in England. For landlords, possession is still available, but it now depends on proving one of the Section 8 grounds, with longer notice periods on several key grounds and a 12-month protected period before Ground 1 or 1A can be used. Anyone facing a Section 8 notice, or a landlord planning to serve one, should check the specific ground relied on against the current Housing Act 1988 grounds, since the requirements differ significantly between them.

Wales, Scotland and Northern Ireland: Different Rules

Section 21 abolition applies to England only; the other three nations were not affected by the Renters' Rights Act 2025 and each runs a different system.

In Wales, a landlord can still evict without giving a reason using a Section 173 notice under the Renting Homes (Wales) Act 2016, provided they give at least 6 months' notice and do not serve it within the first 6 months of occupation or during a fixed term; see our guide to eviction in Wales. Scotland's Private Residential Tenancy never had a no-fault ground: a landlord must rely on one of the now entirely discretionary grounds and satisfy the First-tier Tribunal for Scotland that eviction is reasonable. The older short assured tenancy, which could be created before 1 December 2017, did have a no-fault route: one that still exists can be ended with a section 33 notice, but only if the Tribunal finds it reasonable. See eviction in Scotland. Northern Ireland has no schedule of statutory eviction grounds under the Private Tenancies Act (Northern Ireland) 2022; a landlord ends a tenancy by serving a valid Notice to Quit, with no ground required; see eviction in Northern Ireland.

For the wider possession route, see our guides to the Section 8 notice and the eviction process in England, and for the full reform see the Renters' Rights Act 2025. If your tenancy started before 1 May 2026, see assured shorthold tenancy for how it converted. For the full four-nation picture, see our UK tenant rights hub, part of our wider guide to United Kingdom law.

This article is general information about the law in England, not legal advice. Whether a particular eviction is valid depends heavily on the ground relied on and the facts of the tenancy. If you are a tenant facing eviction or a landlord seeking possession, consult Citizens Advice, Shelter, or a qualified solicitor before taking action.

Frequently Asked Questions

What is a Section 21 notice?

A Section 21 notice was the no-fault eviction notice under the Housing Act 1988 that let a landlord in England end an assured shorthold tenancy without giving any reason. It was abolished for the private rented sector on 1 May 2026.

Can a landlord still serve a Section 21 notice in England?

No. Since 1 May 2026, Section 21 no-fault eviction notices can no longer be served in England's private rented sector. A landlord must serve a Section 8 notice and prove a valid ground instead.

What replaced Section 21?

Section 8 of the Housing Act 1988, as reformed by the Renters' Rights Act 2025, replaced Section 21. A landlord must now rely on a specific ground, such as selling the property or serious rent arrears, and prove it to the County Court.

How much notice does a landlord have to give now?

It depends on the ground. Ground 1 and Ground 1A (landlord moving in or selling) require 4 months' notice. Ground 8 (serious rent arrears) requires 4 weeks' notice once arrears reach 3 months. Other grounds carry their own notice periods.

Is there still a protected period at the start of a tenancy?

Yes. A landlord cannot use Ground 1 or Ground 1A to evict a tenant during the first 12 months of a tenancy, giving new tenants a period of guaranteed security before those grounds can apply.

Does Section 21 abolition apply in Wales, Scotland or Northern Ireland?

No. It applies to England only. Wales still allows a no-fault Section 173 notice with 6 months' notice, Scotland's Private Residential Tenancy has never had a no-fault ground (a short assured tenancy created before 1 December 2017 can still be ended with a section 33 notice, but only if the Tribunal finds it reasonable), and Northern Ireland uses a Notice to Quit with no statutory ground needed.

What happens to a Section 21 notice served before 1 May 2026?

A notice validly served before 1 May 2026 could only be used if the landlord applied to court by 31 July 2026, or earlier if the time left on the notice ran out first. Court claims issued by then continue. An old notice that was not used by then can no longer be used, and no new Section 21 notices can be served on private tenants. Seek advice if a possession claim based on an old notice is still going through court.

What should I do if I get a Section 8 notice?

Check which ground the landlord has relied on and whether the correct notice period, and any protected period, has been followed, since requirements differ by ground. Citizens Advice, Shelter, or a solicitor can help you check whether the notice is valid before deciding what to do.