Renters' Rights Act 2025
When was Section 21 abolished in England?
Section 21, the no-fault eviction route, was abolished for new notices in England on 1 May 2026, under the Renters' Rights Act 2025. From that date a landlord can no longer end a tenancy simply by giving notice without a reason. Ending a tenancy now relies on a ground for possession under Section 8, backed by the correct notice and evidence. Some Section 21 notices served before that date can still be governed by transitional rules. Here is what changed, what replaced it, and what it means for each side.
This guide covers England. The position is different in Wales, Scotland and Northern Ireland, and anything to do with ending a tenancy is an area where taking advice is sensible. Nothing here is legal advice.
What Section 21 was
Section 21 of the Housing Act 1988 let a landlord end an assured shorthold tenancy without giving a reason, once any fixed term had ended and the correct notice had been given. It was often called the no-fault route, because the landlord did not have to show a ground such as arrears. It sat alongside Section 8, which has always required a specific ground. The Renters' Rights Act 2025 removed the no-fault route and left possession to run through grounds instead.
When it was abolished
The change took effect on 1 May 2026, the date the Act's main tenancy provisions came into force. From that day, no new Section 21 notice can be served in England. This applies across most private assured tenancies, which also became periodic on the same date. If you want the wider picture of what changed at the same time, see our guide to the Renters' Rights Act 2025, explained in plain English.
What replaced it: the Section 8 grounds
Possession now relies on a ground for possession under Section 8. The grounds are a fixed list in the legislation, not any reason a landlord might have, and they include situations such as:
- Selling the property, or a landlord or a close family member wanting to move in, each with its own notice period and conditions.
- Serious rent arrears, and other rent-related grounds, with the thresholds and notice set out in the rules.
- Breach of the tenancy or antisocial behaviour, again with specific conditions and evidence.
Some grounds are mandatory, meaning the court must grant possession if the ground is made out, and some are discretionary, meaning the court weighs whether it is reasonable. Each has its own notice period and evidence, which is why the paperwork behind a tenancy now matters more. Where a tenant does not leave, possession is a matter for the court, not something a landlord decides alone.
What about notices served before the change
Section 21 notices validly served before 1 May 2026, and court proceedings based on them, may continue under transitional rules that came with their own deadlines. Whether that applies depends on the date the notice was served and how far the case has progressed. If one affects you, check the current GOV.UK guidance and take advice rather than relying on a summary.
What it means for landlords
With the no-fault route gone, the ground you rely on, the notice you serve and the records that support it all carry more weight. Keeping your certificates, dates and documents in order is part of being ready, and our 2026 landlord compliance checklist for England and guide to what the Act means for landlords set out the day-to-day detail. You can also read how VEYLO X works for landlords as a place to keep those records together.
What it means for renters
For renters, the end of Section 21 means a tenancy no longer ends simply because a landlord gives notice without a reason. A tenancy now continues as a periodic tenancy until either you end it or the landlord relies on a valid ground. If you are applying for a home, the everyday steps are unchanged, and you can see how VEYLO X works for renters.
Common questions
When was Section 21 abolished in England?
On 1 May 2026, for new notices, under the Renters' Rights Act 2025. From that date no new Section 21 notice can be served in England. Some notices served before then may still fall under transitional rules.
Can a landlord still evict a tenant?
Yes, but through a ground for possession under Section 8, such as selling the property, a family member moving in, or serious arrears, each with its own notice and evidence. Where a tenant does not leave, possession is decided by the court.
What replaced Section 21?
The Section 8 grounds for possession, a fixed list set out in the legislation. Some are mandatory and some are discretionary, and each has its own notice period and conditions.
Do the changes affect earlier notices?
They can. Section 21 notices served before 1 May 2026, and cases based on them, may continue under transitional rules with their own deadlines. Check GOV.UK for the position that applies.
Sources
The primary sources behind this guide. Where the law and a summary disagree, the law is what counts. How we write these guides.