Section 21 is ending – what landlords need to know before 1 May 2026
Can I still serve a Section 21 notice before 1 May 2026?
Yes.
You can still serve a valid Section 21 notice before 1 May 2026, provided your tenancy qualifies and you follow the correct process.
However, there are strict deadlines on how long you can rely on that notice after the law changes.
How long will a Section 21 notice remain usable?
If you serve a Section 21 notice before 1 May 2026, you must start court proceedings by whichever date comes first:
6 months from the date you served the notice, or
31 July 2026
If you miss that deadline, the notice will no longer be usable.
If the earliest date you could start court proceedings under your notice is on or after 1 August 2026, your notice will be invalid.
Who can still use Section 21 before 1 May 2026?
Section 21 only applies if:
your tenant has an assured shorthold tenancy, and
at least 4 months have passed since the tenancy started.
Important warning:
If your tenancy started on or after 1 January 2026, you will not be able to use Section 21 at all. There is not enough time to serve a valid notice before the new law takes effect.
You must still meet all the normal Section 21 rules
A Section 21 notice will only be valid if:
You use the correct form (Form 6A)
You give at least two months’ notice
The tenant’s deposit was protected correctly
The tenant received:
A valid Gas Safety Certificate (if applicable)
An EPC
The correct How to Rent guide
The property has the correct licence, if one is required
If any of these are missing or were done incorrectly, your notice can fail.
You may be blocked from using Section 21 if the council is involved
You usually cannot use Section 21 if:
the council has served an improvement notice, or
an emergency remedial action notice
If you received one of these notices on or after 1 November 2025, you will normally be prevented from serving a valid Section 21 notice.
What happens after the notice expires?
If your tenant does not leave by the date in your notice, you must apply to the court for possession.
You cannot evict a tenant yourself.
For Section 21 claims, you may be able to use the accelerated possession process, but only if your notice and paperwork are correct.
What if I miss the deadline?
If you do not issue court proceedings in time:
Your Section 21 notice becomes unusable.
From that point onward, you must rely on the new possession grounds under the Renters’ Rights Act.
Section 21 will no longer be available.
A very important record-keeping point
If you intend to rely on a Section 21 notice, you must keep evidence of:
When the notice was served
How it was served
What documents were given to the tenant and when
If you cannot prove it, the court may treat the notice as invalid.
In summary
If you think you may need to recover possession using Section 21, you should act now. After 1 May 2026, no new Section 21 notices can be served.
And any notices served before then have strict court deadlines which, if missed, will remove your ability to rely on them
If you serve a Section 21 Notice after 1st May 2026 you could receive a civil fine of up to £7,000.00. Its never been more important to know the rules.