Section 21 is Abolished: What UK Landlords Must Do Before 1 May 2026

On 1 May 2026, Section 21 of the Housing Act 1988 was abolished. For the first time in 35 years, UK landlords can no longer evict tenants without giving a reason. This is the biggest change to private rented sector law in a generation - and if you haven't already prepared, you need to act now.

This guide covers exactly what Section 21 was, why it's gone, what replaces it, and the practical steps every landlord needs to take.

What was Section 21?

Section 21 was a provision in the Housing Act 1988 that allowed landlords to evict tenants at the end of a fixed-term tenancy - or during a periodic tenancy with two months' notice - without needing to give any reason. It became known as "no-fault eviction."

Landlords used it for everything from genuine property redevelopment to getting rid of tenants who had complained about conditions. Critics argued it caused housing insecurity; defenders said it was essential for landlords to have confidence entering the market.

Why was Section 21 abolished?

The Renters' Rights Act 2025 (which received Royal Assent in October 2025) abolished Section 21 as part of a broader overhaul of the private rented sector. The government's stated aim was to give tenants greater security of tenure and end the "revolving door" of short-term tenancies.

The decision followed years of campaign pressure, a 2019 Conservative manifesto commitment, and a 2024 Labour election pledge to "immediately" abolish no-fault evictions. After two legislative attempts, the Renters' Rights Act finally delivered it.

What replaces Section 21?

Section 8 of the Housing Act 1988, as updated by the Renters' Rights Act, is now the only route to possession. To evict a tenant, you must serve a Section 8 notice citing one or more of the legal grounds in Schedule 2.

The Renters' Rights Act also added several new mandatory grounds that landlords can rely on, including:

• Ground 1A: The landlord or a close family member wants to move into the property (new ground, 4 months' notice required)
• Ground 6A: The landlord wants to sell the property (new ground, 4 months' notice required)
• Ground 8: Two months' rent arrears (remains, but with updated procedures)
• Ground 14: Anti-social behaviour (remains, can be immediate in serious cases)

For the full list of updated Section 8 grounds, see our guide: Section 8 Notices in 2026: The Updated Grounds for Possession.

What happens to existing tenancies?

From 1 May 2026, all existing Assured Shorthold Tenancies (ASTs) automatically became periodic tenancies. This happened regardless of whether the fixed term had expired. There are no more fixed-term tenancies in the private rented sector - every tenancy is now month-to-month (or week-to-week, depending on the rent payment period).

This means:

• If your tenant's fixed term ends after 1 May 2026, it simply rolls into a periodic tenancy - you cannot serve a Section 21 notice to end it
• Any Section 21 notice that had already been served but not acted on before 31 July 2026 became void
• Any Section 21 notice that had already been acted on (court proceedings issued before 1 May 2026) could continue under transitional provisions

What landlords must do right now

1. Update your tenancy documentation

Your old fixed-term AST is no longer the governing document for your tenancy. You should issue a new Periodic Tenancy Agreement that complies with the Renters' Rights Act 2025. This agreement must not include any Section 21 references, must not include a fixed end date, and must reference the updated Section 8 possession grounds.

PropReady's AI document generator creates compliant periodic tenancy agreements in minutes, pre-filled with your landlord and tenant details.

2. Serve the mandatory information leaflet

All existing tenants must receive a prescribed information leaflet explaining the new periodic tenancy system, their rights, and the Awaab's Law maintenance process. The deadline to serve this is 31 May 2026. See our guide: The Mandatory Tenant Information Leaflet: Deadline 31 May 2026.

3. Review your maintenance processes

With tenants now enjoying greater security of tenure, they are more likely to report maintenance issues and less likely to accept poor conditions. Awaab's Law requires you to investigate hazards within 5 working days. See: Awaab's Law: What Landlords Must Do.

4. Understand the new eviction process

If you ever need to regain possession, you must now cite a valid Section 8 ground. Keep records of rent payments, any arrears, and any anti-social behaviour complaints - these will be essential if you ever need to go to court.

5. Register with the new landlord database

The national private landlord register is being rolled out in 2026–2027. All private landlords will need to register. Failing to register will affect your ability to let property and may be cited as a factor in any enforcement action.

Can I still evict a tenant who is causing problems?

Yes. Section 21 was never the right tool for dealing with problem tenants anyway - Section 8 always was. If a tenant:

• Has rent arrears of two months or more - Ground 8 is mandatory and the court must grant possession if the arrears are proven
• Is causing anti-social behaviour - Ground 14 allows you to apply immediately in serious cases
• Has damaged the property - Ground 13 applies
• Has abandoned the property - you can apply for an Abandonment Order

The process is slower than a Section 21 notice, but it exists. Courts do grant possession when the grounds are met.

What if I want to sell my property or move back in?

The Renters' Rights Act added two new grounds specifically for these situations:

• Ground 1A (selling): You can serve 4 months' notice that you intend to sell the property. You must not re-let it for 12 months after possession.
• Ground 1 (owner occupation): You or a close family member wants to move in. Four months' notice required. You must not re-let within 12 months.

Both grounds carry anti-abuse provisions. If it can be shown you served notice on false pretences, you can face compensation claims from the tenant.

Key dates

• 1 May 2026: Section 21 abolished, all ASTs become periodic tenancies
• 31 May 2026: Deadline to serve information leaflet to existing tenants
• 31 July 2026: Final date for Section 21 notices already served to be actioned
• Late 2026: Private Rented Sector Ombudsman launches
• 2026–2027: National landlord database rollout

The bottom line

Section 21 abolition does not mean you lose control of your property. It means you need to manage your tenancies more professionally - with proper documentation, clear maintenance processes, and an understanding of the Section 8 grounds.

Landlords who embrace the new system and invest in proper compliance tools will be better positioned than those who resist it. The penalties for non-compliance - up to £40,000 per violation - are too severe to ignore.