Section 21 Is Going — Here’s Why You Shouldn’t Worry
Abolishing Section 21 ‘No Fault Eviction’s’
The end of ‘no-fault’ evictions is often seen as a major risk for landlords, but in reality, it represents a shift toward clearer, evidence-based possession — not the loss of control many fear. You can still evict.
What Is a Section 21 Notice — and Why Is It Being Abolished?
A Section 21 notice, often referred to as a “no-fault eviction,” has historically allowed landlords in England to regain possession of their property without having to provide a specific reason for doing so.
Under the previous system, once the fixed term of an Assured Shorthold Tenancy (AST) had ended — or in some cases during a periodic tenancy, a landlord could serve a Section 21 notice provided all legal requirements had been met. These included having valid safety certificates in place, protecting the tenant’s deposit correctly and serving the correct prescribed information.
Importantly, a Section 21 notice did not require the tenant to have breached any part of the tenancy agreement. This mechanism gave landlords a relatively straightforward route to regain possession, often used where a landlord wished to sell the property, move back in, or restructure their portfolio.
Why Section 21 Is Being Abolished
As part of the Renters’ Reform Act, Section 21 notices are being abolished. The government’s stated aim is to provide tenants with greater security and stability, preventing the fear of sudden eviction where no fault has occurred.
Over time, concerns were raised that Section 21 could be misused, particularly where tenants were reluctant to raise legitimate issues about property conditions or repairs for fear of losing their home. The abolition is intended to encourage more open communication between landlords and tenants and to rebalance the relationship.
What Replaces Section 21?
While Section 21 is being removed, landlords have not lost the right to regain possession of their property. Instead, possession will now be based on clearly defined legal grounds, such as:
Selling the property
The landlord or a family member moving in
Rent arrears
Anti-social behaviour
Breaches of the tenancy agreement
The emphasis moving forward is on using the correct grounds, supported by appropriate evidence, rather than relying on a no-fault route.
End of Section 21 ‘No-Fault’ Evictions
Section 21 ‘no-fault’ evictions will formally end on 1 May 2026.
Any Section 21 notice served before this date must reach the court by 31 July 2026 in order to remain valid.
After 1 May 2026, landlords will no longer be able to regain possession using a no-fault route.
What Replaces Section 21?
From this point onward, all evictions must be based on specific statutory grounds, such as selling the property, moving back in, rent arrears, or anti-social behaviour.
While this represents a shift in process, it does not remove a landlord’s right to reclaim their property.
Reassurance for Landlords
You can still legally regain possession of your property
Reassurance for Landlords
You can still legally regain possession of your property — the key difference is that possession will now rely on:
Proper documentation
Clear evidence
Full legal compliance
This is where professional property management becomes essential, ensuring records are maintained correctly and the appropriate grounds are used if possession is required. While additional grounds do exist, the key point is that eviction remains entirely possible - you will simply need to rely on the correct legal grounds and provide appropriate evidence. With professional management supporting you, there is nothing to worry about.
There has never been a better time to have your property managed professionally.
Overview - Grounds for Evictions
The full list of grounds including link to legislative wording and interpretation is linked below.
Schedule 1 - Full Schedule
Changes to grounds for possession
2.Amendments of Ground 1: occupation by landlord or family
3.New ground for sale of dwelling-house
4.New ground for possession after rent-to-buy agreement
5.Amendments of Ground 2: sale by mortgagee
6.New ground for possession when superior lease ends
7.New grounds for possession in cases where there is a superior lease
8.Repeal of Ground 3: holiday accommodation
9.Amendments of Ground 4: student accommodation
10.New ground for possession of student accommodation for occupation by students
11.Amendment of Ground 5: ministers of religion
12.New ground for possession for occupation by agricultural worker
13.New ground for possession for occupation by person who meets employment requirements
14.Ground 16 to be renumbered as Ground 5C and to be a mandatory ground for possession
15.New ground for possession for end of employment requirements
16.New ground for possession for occupation as supported accommodation
17.New grounds for possession of dwelling-house occupied as supported accommodation
18.New ground for possession for tenancy granted for homelessness duty
19.New ground for possession of stepping stone accommodation
20.Amendments of Ground 6: redevelopment
21.New ground for possession of alternative accommodation provided during redevelopment
22.New ground for possession to allow compliance with enforcement action
23.Amendments of Ground 7: death of tenant
24.Amendments of Ground 8: rent arrears
25.Power to amend Schedule 2 and new interpretation provisions
We will be publishing further content on the Renters’ Reform Act, including key implementation dates, compliance requirements, and the practical steps landlords should be taking to remain fully compliant.
If you are not already registered, we encourage you to sign up to our weekly email updates, which provide timely, relevant property insights designed to help landlords navigate an increasingly complex regulatory landscape.
For landlords who self-manage, it is essential to stay informed of upcoming changes and critical compliance deadlines to avoid being caught unprepared. These reforms will place greater responsibility on landlords to ensure their properties, documentation, and processes meet the new legal framework.
If you currently self-manage your property and would like expert support to ensure a smooth and legally compliant transition, please get in touch, we would be happy to assist.
