Section 21 Eviction Guide
Section 21 ‘no-fault’ evictions have been abolished in England. This guide explains what Section 21 was, how the transition unfolded, and what landlords and tenants need to know about the Section 8 process that has replaced it.
What Happened to Section 21
Section 21 was scrapped as part of a major overhaul of renting in England. Here’s what it was, what changed, and where things stand today.
What Section 21 Used to Be
The ‘no-fault’ eviction route, now retired
Section 21 of the Housing Act 1988 let landlords in England end an assured shorthold tenancy (AST) without giving any reason, provided they gave at least two months’ notice and met a list of procedural requirements. Because no ground for eviction had to be proven, it became widely known as a ‘no-fault’ eviction.
The Renters’ Rights Act 2025 abolished this route entirely. Its first phase came into force on 1 May 2026, at which point every existing AST automatically converted into an assured periodic tenancy, and Section 21 stopped being available for new notices.
- Section 21 notices served on or after 1 May 2026 are not valid
- Fixed-term ASTs no longer exist — tenancies are now periodic
- Landlords must now rely on Section 8 and prove a specific ground
- The transitional window to act on older notices closed on 31 July 2026
What Replaced It: Section 8
Ground-based possession is now the only route
Every eviction in England must now go through Section 8, which requires the landlord to specify and later prove one of the statutory grounds for possession. Some grounds are mandatory, meaning a court must grant possession if the ground is proven; others are discretionary, meaning the court weighs up whether it’s reasonable to grant possession.
The Act also strengthened some existing grounds and introduced new ones, including longer protected periods at the start of a tenancy before certain grounds — such as the landlord wanting to sell or move in — can be used.
Key Dates
How the transition unfolded
Before 1 May 2026
Section 21 notices could still be validly served, provided they met all the usual procedural requirements, including the correct form and two months’ notice.
1 May 2026 — Abolition
Section 21 was abolished. All ASTs converted automatically into assured periodic tenancies, and no new Section 21 notices could be served from this date.
31 July 2026 — Transition Closed
The final deadline for landlords to start court proceedings using a Section 21 notice served before abolition. This window has now passed.
Now — Section 8 Only
Every possession claim in England must be based on a specific Section 8 ground, with notice periods that vary depending on which ground applies.
Common Section 8 Grounds
A general overview of some of the most commonly used grounds for possession now that Section 21 is no longer available. This isn’t a complete list, and exact notice periods can vary.
| Ground | What It Covers | Type |
|---|---|---|
| Ground 1 | Landlord or a close family member wants to move into the property | Mandatory |
| Ground 1A | Landlord intends to sell the property | Mandatory |
| Ground 8 | Serious rent arrears at the time of the hearing | Mandatory |
| Grounds 10 & 11 | Some rent arrears, or persistent late payment of rent | Discretionary |
| Ground 14 | Anti-social behaviour or nuisance to neighbours | Discretionary |
Section 21 FAQ
Answers to the most frequently asked questions about the abolition of Section 21 and what has replaced it.
Yes. Section 21 ‘no-fault’ evictions were abolished in England on 1 May 2026, when the first phase of the Renters’ Rights Act 2025 came into force. From that date, landlords can no longer serve new Section 21 notices, and all assured shorthold tenancies automatically converted into assured periodic tenancies.
Section 8 of the Housing Act 1988 is now the only route to possession. Unlike Section 21, a landlord using Section 8 must state a specific legal ground, such as rent arrears, intention to sell, or wanting to move into the property themselves, and must be able to evidence it if the case goes to court.
Only within strict transitional deadlines that have now passed. Landlords generally had until 31 July 2026 to start court proceedings based on a Section 21 notice that was validly served before the abolition date. Any Section 21 notice served on or after 1 May 2026 was never valid, and the window to act on older notices has now closed.
It has no legal effect. A Section 21 notice served now cannot be used to start a possession claim, and a local authority can impose a civil penalty on a landlord who attempts to rely on it. Landlords now need to identify a valid Section 8 ground before seeking possession.
No. As part of the same reform, fixed-term assured shorthold tenancies were replaced by assured periodic tenancies. Tenants can generally give two months’ notice to leave at any point, while landlords can only end a tenancy by proving one of the statutory grounds under Section 8.