What the abolition of Section 21 means for landlords

This article was updated in April 2026 to include information about the Renters’ Rights Act.

If you’re a landlord in England or Wales, Section 21 isn’t just on the horizon anymore — it’s gone.

From 1 May 2026, the Renters’ Rights Act 2025 has scrapped Section 21 for good. That means no more “no-fault” evictions, and a very different set of rules for how tenancies work and end.

So what does that mean in practice? And how might it change the way you manage your property?

What was Section 21 and how did it work?

Before May 2026, Section 21 of the Housing Act 1988 allowed landlords to take back possession of a property without giving a reason.

In most cases, you could serve two months’ notice once a fixed term ended or during a periodic tenancy. The tenant didn’t need to have done anything wrong, which is why it became known as a “no-fault” eviction.

That route is no longer available.

Why was Section 21 abolished?

The government aimed to give tenants more stability and confidence in their homes.

There were concerns that tenants could be asked to leave even when they’d done nothing wrong — and that this made some people hesitant to raise issues like repairs or safety.

The Renters’ Rights Act 2025 shifts the balance by removing no-fault evictions and setting clearer rules for when a tenancy can end.

What is replacing Section 21?

Section 21 hasn’t been replaced with a like-for-like alternative. Instead, the system now relies on Section 8 notices, which require a legal reason — known as a ground for possession.

Common grounds include:

• The tenant hasn’t paid rent
• Antisocial behaviour
• Damage or poor care of the property
• The property is tied to a specific use, like employment

There are also grounds for situations where:

• You want to sell the property
• You or a family member wants to move in

One big difference is that these can’t usually be used within the first 12 months of a tenancy. If a tenant doesn’t leave after notice is given, you’ll need to apply to court and provide evidence to support your claim.

A more structured rental market

The removal of Section 21 is a big shift, but it’s part of a wider move towards a more predictable rental system. Connected to this are broader changes to tenancy agreements, including the eradication of fixed-term assured shorthold tenancies (ASTs), which will be replaced by rolling assured periodic tenancies.

Several other measures are being introduced, too, which we’ve detailed in our landlord's guide to the Renters’ Rights Act.

Tenants get more security. Landlords still have routes to regain possession — just with clearer rules around when and how.

You may also like:

• A landlord's guide to rental yield
• A landlord's guide to inspecting your property
• A guide to your responsibilities as a landlord
• Your rights as a landlord