The Renters’ Rights Act 2025, coming into effect on 1st May 2026, abolishes Section 21 no-fault evictions. From that date, landlords will need to rely on Section 8 Grounds, which require specific reasons such as rent arrears, sale of the property, or the landlord moving into the property themselves. This change aims to strengthen tenants’ rights and provide more security during tenancy.

Timeline for Section 21:

1. From now to 30th April 2026
Landlords can still serve valid Section 21 notices as long as all existing legal requirements and rules are met. This means that before the abolition takes effect on 1st May 2026, landlords need to ensure their notices comply with current regulations to remain valid.

2. Transitional window for existing Section 21’s
If a Section 21 notice was served before 1st May 2026, the landlord can still apply for possession up to the end of July 2026, adhering to the usual 6-month “use it or lose it” rule. Additionally, the Act includes a transitional cut-off date, meaning the possession claim must be initiated by 31st July 2026. After that date, the ability to rely on that notice will expire unless further legal steps are taken before the deadline.

3. From 01st May 2026
After 1st May 2026, no new Section 21 notices can be served. Any attempt to do so will be invalid and could result in penalties. Instead, landlords are required to use Section 8 for possession, providing specific grounds such as rent arrears, sale of the property, or the landlord moving in, to lawfully seek possession of the tenancy.

What at the Transitional Arrangements?
Under the transitional rules, landlords who serve a valid Section 21 notice before 1st May 2026 cannot rely on the usual six-month window to initiate court proceedings. Instead, they must issue any possession claim within six months of the notice’s service or by 1st August 2026, whichever comes first. This effectively reduces the timeframe, giving landlords significantly less time to progress a Section 21 notice through the court process.