When is Section 21 Abolished?

Section 21 Abolition Date: May 1, 2026

Section 21 ends on May 1, 2026. From this date, landlords cannot serve new Section 21 notices. The Renters' Rights Act received Royal Assent on 27 October 2025, and the government published its implementation roadmap on 13 November 2025. If you're wondering whether you can still use Section 21 in 2025, the answer is yes - but you have less than 3 months remaining.

This means:

• Before 1 May 2026: You can still serve Section 21 notices
• From 1 May 2026: No new Section 21 notices can be served
• After 31 July 2026: All Section 21 routes close completely

Complete Timeline: From Royal Assent to Full Abolition

Understanding the full timeline helps landlords plan ahead and avoid being caught off guard. Here's every critical date from the Act receiving Royal Assent through to the end of the transition period.

October 27, 2025: Royal Assent

The Renters' Rights Act 2025 received Royal Assent on October 27, 2025, becoming law. This marked the official start of the countdown to Section 21 abolition, though the provisions don't take effect immediately.

April 30, 2026: Last Day to Serve Section 21

April 30, 2026 is the final day landlords can serve new Section 21 notices. Any notice served by midnight on this date remains valid and can proceed through the courts during the transition period. From May 1 onwards, no new Section 21 notices can be issued under any circumstances.

May 1, 2026: Section 21 Abolished

From May 1, 2026, Section 21 is formally abolished. Landlords cannot serve any new Section 21 no-fault eviction notices from this date. All future possession cases must use Section 8 grounds, which require specific reasons for ending a tenancy. This is also the date when all tenancies become periodic, fixed terms are abolished, and other major changes under the Renters' Rights Act take effect.

May 31, 2026: Information Sheet Deadline

By May 31, 2026, landlords must issue a government-published information sheet to all existing tenants. This sheet explains the new rights and protections under the Renters' Rights Act. Failure to comply could undermine future possession cases, so mark this deadline clearly in your calendar.

July 31, 2026: Transition Period Ends

The transition period ends on July 31, 2026. Any Section 21 notices that were validly served before May 1 must have completed court proceedings by this date. After July 31, all Section 21 routes close permanently - even for notices served before abolition. If your case hasn't concluded by this date, you'll need to start fresh using Section 8 grounds.

What is the transition period?

The transition period runs from 1 May 2026 to 31 July 2026. If you've already served a valid Section 21 notice before 1 May 2026, you can continue with court proceedings during this window.

However, if your notice expires and you haven't started court proceedings by 31 July 2026, your Section 21 notice becomes invalid. You'll need to start again using Section 8.

Can I still serve Section 21 now?

Yes, you can serve Section 21 notices until 30 April 2026. If you're considering ending a tenancy, you have less than 3 months left to use the no-fault route.

But should you? Consider:

• Section 21 advantages: No grounds needed, guaranteed possession if valid
• Section 21 disadvantages: Two months notice minimum, court delays
• Alternative: Section 8 works now and after abolition

If you have legitimate grounds (rent arrears, breach, etc.), starting with Section 8 now builds experience with the process you'll need post-abolition. Not sure which route suits your situation? Our Section 21 vs Section 8 comparison breaks down the differences.

What Happens to Existing Section 21 Notices?

If you served a valid Section 21 notice before May 1, 2026, your notice remains effective and you can proceed to court during the transition period. However, you must conclude all proceedings by July 31, 2026.

Notices Served Before May 1, 2026

Section 21 notices validly served before the abolition date remain enforceable:

1. Notice still valid - Your notice remains effective throughout the transition period
2. Apply for possession - File at court before your notice expires
3. Transition protection - Court proceedings continue through the transition period (until July 31, 2026)
4. Hard deadline: July 31, 2026 - All Section 21 matters must conclude by this date

What if Court Proceedings Aren't Finished by July 31?

If your Section 21 court case hasn't concluded by July 31, 2026, the case becomes invalid. You cannot continue with a Section 21 case after this date, even if you started proceedings before May 1. You'll need to withdraw the Section 21 claim and start a new possession case using Section 8 grounds.

This creates a significant risk: if court delays push your hearing past July 31, you lose the benefit of the no-fault route and must prove grounds for possession. Apply for possession as soon as your notice period ends to maximise your chance of completing before the transition deadline.

Notices Served After April 30, 2026

Any attempt to serve a Section 21 notice from May 1, 2026 onwards is invalid. Such notices have no legal effect and cannot be used to pursue possession. Landlords must use Section 8 grounds from this date forward.

What Replaces Section 21?

Section 8 becomes the only eviction route after May 1, 2026. Unlike Section 21, Section 8 requires specific grounds - you must provide a legal reason to end a tenancy. New grounds have been added to the Housing Act 1988 to cover situations previously handled by Section 21. For a detailed breakdown, read our guide on what replaces Section 21.

Mandatory Grounds (Court Must Grant Possession)

• Ground 1: Landlord Occupation - Landlord or family member wants to live in the property (4 months' notice, cannot use in first 12 months)
• Ground 1A: Landlord Sale (NEW) - Landlord intends to sell the property (4 months' notice, cannot use in first 12 months)
• Ground 2: Mortgage Repossession - Mortgage lender requires possession
• Ground 8: Serious Rent Arrears - At least 2 months' rent arrears (both at notice and hearing)

Discretionary Grounds (Court Decides)

• Ground 10: Rent Arrears - Some rent arrears (court considers reasonableness)
• Ground 11: Persistent Delay - Persistent delay in paying rent
• Ground 12: Breach of Tenancy - Breach of tenancy agreement terms
• Ground 13: Property Condition - Property condition has deteriorated due to tenant behaviour
• Ground 14: Antisocial Behaviour - Nuisance, annoyance, or criminal behaviour
• Ground 15: Furniture Damage - Damage to landlord's furniture (rarely used)

Key Differences from Section 21

The shift from Section 21 to Section 8 fundamentally changes the landlord-tenant relationship:

• Evidence required - Section 8 cases require documented proof of grounds, unlike Section 21's no-fault approach
• Court hearings - Most Section 8 cases involve attended hearings, whereas Section 21 often used the accelerated possession process
• Notice periods vary - Section 8 notice periods range from 2 weeks (Ground 14) to 4 months (Grounds 1/1A), compared to Section 21's fixed 2 months
• Protected period - Grounds 1 and 1A cannot be used in the first 12 months of a tenancy, whereas Section 21 could be served after 4 months
• Tenant defences - Tenants can challenge Section 8 grounds on merit; Section 21 offered limited defences (usually procedural)

Use our Section 8 ground selector tool to identify which ground applies to your situation, and read the full Section 8 eviction guide for step-by-step instructions.

Evictions Before vs After May 1, 2026

Here's a direct comparison of how evictions work before and after Section 21 abolition:

The abolition of Section 21 shifts power significantly towards tenants, giving them stronger protection from eviction and making it harder for landlords to end tenancies without legitimate grounds. Landlords must adapt by maintaining better records, ensuring full compliance, and understanding the Section 8 process thoroughly.

What else changes on 1 May 2026?

Section 21 abolition is just one part of the Renters' Rights Act. Several other major changes take effect on the same date, applying to both new and existing tenancies.

• All tenancies become periodic - no more fixed terms. Every tenancy becomes a rolling assured periodic tenancy from day one
• Rent increases limited - once per year maximum, with 2 months' notice, via Section 13 only
• Rental bidding banned - landlords cannot invite or accept offers above the stated rent
• Advance rent restricted - maximum 1 month's rent in advance
• Pet requests - landlords must consider tenant pet requests within 28 days and can only refuse on reasonable grounds
• Discrimination banned - against tenants with children or those on benefits
• Information Sheet - landlords must issue a government-published information sheet to existing tenants by 31 May 2026

Later in 2026, mandatory PRS Database registration will launch, followed by a mandatory landlord ombudsman in 2028.

How to prepare for Section 21 abolition

The end of no-fault evictions means landlords who prepare now will be in a far stronger position. Here are the practical steps you should take before 1 May 2026.

1. Document everything from today

Section 8 is evidence-based. Unlike Section 21, which required no reason to evict, every Section 8 ground demands supporting evidence. Start building your documentation trail now:

• Rent records - detailed payment history with dates, amounts, and any arrears
• Property condition - dated photographs and inspection reports at every check-in and check-out
• Communications - save all emails, messages, and letters with tenants
• Complaints and incidents - log antisocial behaviour, noise complaints, or tenancy breaches with dates and witness details

Property management software makes this significantly easier by centralising records and creating timestamped audit trails automatically.

2. Learn the Section 8 process

If you've only ever used Section 21, the Section 8 process will feel unfamiliar. Read our complete Section 8 eviction guide and understand the key differences. Use the Section 8 ground selector to identify which grounds apply to your situations, and familiarise yourself with the Section 8 notice generator so you know what's required when the time comes.

3. Understand the new grounds

The Renters' Rights Act introduces new mandatory grounds specifically designed to replace some Section 21 use cases:

• Ground 1A (landlord sale) - if you intend to sell the property, you can regain possession with 4 months' notice (but not within the first 12 months of a tenancy)
• Ground 1 (landlord occupation) - if you or a family member want to live in the property, with similar notice requirements

Both are mandatory grounds, meaning the court must grant possession if the conditions are met.

4. Review your tenancy agreements

All tenancies will become periodic under the new rules. Review your existing agreements to ensure they're compliant and contain clear terms about tenant obligations, property condition expectations, and grounds for breach.

5. Ensure full compliance

Section 8 notices can be challenged if your property isn't fully compliant. Make sure your Gas Safety certificates, EICRs, EPCs, deposit protection, and prescribed information are all up to date. Non-compliance could undermine your case in court.

Impact on different landlord types

The Section 21 abolition affects landlords differently depending on their portfolio size and investment strategy.

Buy-to-let landlords

If you're a buy-to-let investor, the loss of Section 21 removes your ability to end tenancies without reason. This matters most when you want to sell a property or restructure your portfolio. The new Ground 1A gives you a route to possession for sale, but requires 4 months' notice and cannot be used in the first 12 months of a tenancy. Plan property sales well in advance and factor in longer timelines for vacant possession.

Accidental landlords

If you became a landlord through inheritance or because you couldn't sell, the changes are particularly significant. You'll no longer be able to regain your property simply by issuing a Section 21 notice. If you want to return to the property yourself, Ground 1 provides a route - but only with proper notice and outside the 12-month protected period. If you're thinking of selling, act early and understand the Ground 1A sale process.

Portfolio landlords

Landlords managing multiple properties face a systemic shift. Without Section 21, every tenancy becomes harder to end, which affects portfolio management, refinancing, and property disposals. Invest in proper property management software to maintain evidence trails across all properties. Build strong Section 8 knowledge so your team can handle possession cases efficiently. Consider that court timelines may lengthen as more cases are contested.

Regardless of your landlord type, the message is the same: prepare now, document everything, and understand your new options under the replacement framework.