Section 21 for Landlords: What Changes on 1 May 2026?

If you are a landlord in England, Section 21 has changed fundamentally.

From 1 May 2026, private landlords can no longer use a Section 21 notice to seek possession of a property. Instead, landlords must use the Section 8 possession process and rely on a legal ground for possession under the new rules. Notices served before 1 May 2026 may still be usable in some cases, but only within strict transitional deadlines.

This guide explains:

• what Section 21 is,
• whether landlords can still use it,
• what happens to notices served before 1 May 2026,
• and what landlords should do now.

If you want a broader overview of landlord rules and responsibilities, see our guide to UK landlord laws.

What is a Section 21 notice?

A Section 21 notice was the route landlords in England could use to seek possession of a property let on an assured shorthold tenancy without relying on a fault-based ground such as rent arrears or anti-social behaviour. It was commonly known as a “no fault” eviction notice.

For many landlords, Section 21 was historically part of the standard possession process. But that position has now changed. From 1 May 2026, Section 21 is no longer available for new possession action in the private rented sector in England.

If you are newer to letting property, our guide to becoming a landlord covers the wider legal and practical issues involved in renting out a home.

Can landlords still use Section 21?

Before 1 May 2026

Before 1 May 2026, landlords in England could still use Section 21 if the notice was valid and the legal requirements had been met. That included giving the correct notice and complying with the rules around deposit protection and prescribed documents.

On or after 1 May 2026

From 1 May 2026, landlords in England can no longer serve a Section 21 notice for private rented sector possession cases. Instead, they must use the Section 8 route and rely on a legal ground for possession.

This means landlords should no longer treat Section 21 as an ongoing default route. The legal and administrative side of tenancy management now matters even more, especially for landlords with more than one property. If that applies to you, our guide on how to manage a property portfolio may also help.

What changed on 1 May 2026?

The Renters’ Rights Act 2025 changed the possession system for private landlords in England. The government’s implementation roadmap states that the abolition of Section 21 and the move to the new tenancy system both take effect on 1 May 2026.

From that date:

• Section 21 is abolished in the private rented sector in England.
• Most private tenancies move into the new assured periodic tenancy framework.
• Landlords must use Section 8 and rely on a legal ground for possession.
• Evidence and record keeping become more important if a case reaches court.

For landlords, this raises the importance of staying on top of documentation, repairs, communication records and compliance across the life of the tenancy.

What if notice was served before 1 May 2026?

If a landlord served a valid Section 21 notice before 1 May 2026, that notice may still be relied on after that date — but only within strict deadlines.

Court proceedings must usually be started by the earlier of:

• 6 months from the date the Section 21 notice was given, or
• 31 July 2026.

So while some older notices can still be used, landlords do not have unlimited time to act. If the notice is invalid, or the deadline is missed, the landlord will generally need to use the new possession framework instead.

When was a Section 21 notice valid?

Before the rules changed, a Section 21 notice was only valid if the landlord had complied with the legal requirements.

A landlord could not usually rely on Section 21 if:

• the deposit had not been properly protected,
• the property needed an HMO licence and did not have one,
• unlawful fees or prohibited payments had not been repaid,
• or the local authority had served certain enforcement notices.

Landlords also needed to have provided certain documents, including:

• the Energy Performance Certificate,
• the How to Rent guide,
• and a current gas safety certificate where gas was installed.

If you let shared accommodation, our HMO guide for landlords covers some of the additional licensing and compliance issues that can affect landlords with more complex properties.

How much notice did Section 21 require?

Before its abolition, a Section 21 notice generally required at least 2 months’ notice. In some contractual periodic tenancies, a longer notice period could apply if the tenancy agreement required it. Landlords also had to use Form 6A or a notice containing the same information.

This is one reason older online guides can be misleading now. A page that explains only the old notice rules without explaining the 1 May 2026 change is no longer enough for landlords in England.

What replaces Section 21?

From 1 May 2026, landlords in England must use the Section 8 possession process.

That means the landlord must:

• rely on a legal ground for possession,
• serve the correct notice,
• and usually go to court if the tenant does not leave voluntarily.

The government has also introduced a new private rented sector section 8 notice form, Form 3A, for use under the post-1 May 2026 framework.

Examples of possession grounds can include cases where the landlord wants to sell, plans to move in, or where the tenant is in serious rent arrears, depending on the statutory rules and notice periods that apply.

What landlords should do now

If you are a landlord in England, now is the time to tighten up tenancy management and review how prepared you are for disputes, arrears and possession issues.

1. Review any live possession cases

If you served a Section 21 notice before 1 May 2026, check:

• whether it was valid,
• the exact service date,
• and the deadline for starting proceedings.

2. Prepare to use Section 8 instead

From 1 May 2026, any new possession action must use Section 8 and a recognised legal ground.

3. Improve your record keeping

The new framework is more evidence-based. Landlords should keep clear records of:

• rent payments,
• tenancy agreements,
• inspection notes,
• repair reports,
• communications with tenants,
• and compliance documents. This follows from the move to ground-based possession and the requirement to evidence the case if it goes to court.

4. Stay on top of repairs and property issues

Problems such as damp, mould and unresolved maintenance disputes can create friction with tenants and lead to wider legal problems. Our guide to helping tenants with mould issues explains how landlords can respond more effectively.

5. Review your insurance protection

Possession law and insurance are different issues, but the removal of Section 21 makes it more important for landlords to think about legal expenses, rent-related risks and the wider protection around a rental property. You can compare landlord insurance and also read more about the cost of landlord insurance when reviewing your cover.

Section 21 and landlord risk

The end of Section 21 changes the risk profile for landlords in England.

Without the old “no fault” route, landlords may need stronger processes around:

• tenant selection,
• tenancy documentation,
• arrears management,
• maintenance records,
• and legal follow-up where disputes arise.

This does not mean every landlord needs the same level of protection, but it does make it more important to review your landlord insurance and consider whether you have cover suited to how you let your property.

For landlords managing multiple properties, consistency matters even more. Our guide on how to manage a property portfolio looks at the systems and processes that can help reduce risk across several rental homes.

Frequently asked questions

Is Section 21 still available in England?

Only for valid notices served before 1 May 2026, and only if proceedings are started within the transitional deadline. For notices served on or after 1 May 2026, private landlords in England cannot use Section 21.

What is the deadline for older Section 21 notices?

If a valid Section 21 notice was served before 1 May 2026, court proceedings must usually be started by the earlier of:

• 6 months from the date the notice was given, or
• 31 July 2026.

Can a landlord evict a tenant without giving a reason after 1 May 2026?

No. From 1 May 2026, landlords in England must use the Section 8 route and rely on a legal ground for possession.

What documents affected Section 21 validity?

Government guidance says Section 21 could not be used if the landlord had not complied with requirements such as deposit protection and provision of the EPC, the How to Rent guide and a current gas safety certificate where required.

Does this change affect all landlords in the same way?

The legal framework is changing across the private rented sector in England, but the practical impact will depend on your tenancy type, the dates involved and whether you have an existing live possession case. Landlords with HMOs, larger portfolios or more complex tenancy arrangements may need to pay even closer attention to compliance and evidence.

Final note

This guide is intended as a practical overview for landlords in England. Possession law is technical, and the right route depends on the tenancy, the dates involved and the facts of the case. For live possession action, landlords should use current official guidance and seek legal advice where needed. GOV.UK has separate guidance for notices served before 1 May 2026 and for repossession action on or after 1 May 2026.

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