End of Section 21 evictions: what landlords need to know

The abolition of Section 21 “no-fault” evictions marks a major turning point for landlords. Brought in under the Renters Rights Act 2025, the change ends decades of practice that allowed landlords to regain possession without providing a reason. 

It’s one of the most significant legal shifts in the private rented sector in recent memory and it will have far-reaching consequences for how landlords manage their properties.

Landlords assessing their options should contact our residential property solicitors for tailored advice on managing tenancies, possession rights, and compliance under the new regime.

Why Section 21 has been abolished

Section 21 notices, introduced under the Housing Act 1988, allowed landlords to recover possession of their property at the end of a fixed term or during a periodic tenancy without proving fault. Critics said the system created instability and discouraged tenants from reporting poor conditions for fear of eviction.

The government’s decision to abolish Section 21 aims to make renting more secure and predictable. Tenants will now have stronger rights, while landlords must follow stricter procedures if they wish to end a tenancy.

What replaces Section 21

When the relevant provisions come into force, all new and existing assured shorthold tenancies (ASTs) will automatically become periodic. This means:

• Landlords will only be able to evict a tenant using prescribed grounds for possession, such as rent arrears, property sale, landlord occupation, or breach of tenancy.
   
• Each ground will have its own notice requirements and evidential thresholds.
   
• Fixed-term ASTs will be phased out in favour of open-ended tenancies that continue until either party gives lawful notice.

For landlords, this means every possession claim must now be justified, documented, and handled with greater care.

Possession grounds and process changes

The Act revises and expands the list of statutory grounds under Section 8 of the Housing Act 1988. These include new grounds for landlords wishing to sell a property or move in themselves, while tightening conditions around others such as rent arrears and antisocial behaviour.

To recover possession, landlords will need to:

• Serve the correct notice under the relevant ground.
   
• Provide supporting evidence that the ground applies.
   
• Follow the updated possession procedure through the courts if the tenant does not leave voluntarily.

Mistakes or omissions are likely to lead to delay, cost, or claims of unlawful eviction.

Impact on existing tenancies

The government has confirmed that existing ASTs will convert to periodic tenancies once the new regime takes effect. That means Section 21 will no longer be available, even for current agreements. Landlords who rely on Section 21 notices for flexibility or business planning will need to adjust quickly.

Transitional provisions preserve the validity of Section 21 and Section 8 notices served before the commencement date. Possession proceedings must begin within six or twelve months, or three months from the commencement date, whichever is sooner.

The commencement date will be announced through secondary legislation. After this date, landlords will no longer be able to serve new Section 21 notices.

The change also affects landlords considering selling or redeveloping a property. Planning timelines must now take into account the need for valid grounds and longer notice periods.

Practical steps for landlords

Landlords who prepare early will be best placed to adapt. Recommended steps include:

• Reviewing all tenancy agreements to ensure they comply with the new framework.
   
• Updating notice templates, possession policies, and record-keeping procedures.
   
• Auditing rent arrears and property management systems to ensure full documentation for potential possession claims.
   
• Checking that all safety and maintenance obligations are up to date — compliance will be key in future disputes.
   
• Taking advice before serving any notice to avoid procedural errors once the new system is live.

Balancing rights and responsibilities

For many landlords, the end of Section 21 means longer tenancies, fewer quick exits, and a need to handle tenant relationships more strategically. But it also brings a more transparent and professional environment one that rewards landlords who maintain good standards and clear communication.

Bhavini Kalaria, solicitor, notes:

“The end of Section 21 is a defining moment for the rental market. It will reshape how landlords plan, communicate, and manage risk. Those who understand the new rules early and adapt their documentation will avoid disruption and protect their investment.”

Our solicitors advise landlords, letting agents, and property investors nationwide on tenancy reform, compliance, and possession proceedings. Get in touch to speak with our team about how the end of Section 21 will affect your portfolio.