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

Section 21 no-fault evictions are being abolished on 1 May 2026 under the Renters' Rights Act 2025. This is the single biggest change to landlord possession rights in a generation. If you are a private landlord in England, you need to understand exactly what is changing, what replaces Section 21, and what steps you must take before and after the enforcement date.

This guide explains the abolition of Section 21, walks you through the enhanced Section 8 grounds that replace it, and sets out a clear action plan. Latch helps landlords track notice periods, manage compliance documentation, and navigate the transition with confidence.

What Was Section 21?

Section 21 of the Housing Act 1988 gave landlords the right to recover possession of a property let on an assured shorthold tenancy (AST) without having to prove any fault on the part of the tenant. The landlord simply served a 'Section 21 notice' — also known as a Form 6A — giving the tenant at least two months' written notice.

Once the notice expired, if the tenant did not leave voluntarily, the landlord could apply to the court for a possession order. Because no fault needed to be established, the court process was relatively straightforward — a so-called 'accelerated possession' procedure that often did not require a hearing.

• No reason required: The landlord did not have to state a ground for possession.
• Two months' notice: The minimum notice period was two calendar months.
• After fixed term only: Could not be used during the initial fixed term (unless a break clause existed).
• Compliance prerequisites: The landlord had to have protected the deposit, served prescribed information, provided an EPC and gas safety certificate, and complied with the Deregulation Act 2015 requirements.

Why Has Section 21 Been Abolished?

The abolition of Section 21 was a manifesto commitment of both the previous Conservative government (in the 2019 Renters' Reform Bill) and the current Labour government. The policy rationale centres on tenant security:

• Retaliatory evictions: Tenant organisations argued that Section 21 was used to evict tenants who complained about disrepair, effectively punishing them for asserting their rights.
• Housing insecurity: No-fault evictions were identified as a leading cause of homelessness. Shelter reported that Section 21 notices were behind a significant proportion of statutory homelessness applications.
• Power imbalance: The ability to evict without reason was seen as giving landlords disproportionate leverage over tenants, discouraging them from requesting repairs or challenging unfair rent increases.

What Replaces Section 21?

Section 21 is replaced by an enhanced set of Section 8 grounds for possession. Section 8 of the Housing Act 1988 already provided fault-based and circumstance-based grounds, but the Renters' Rights Act significantly expands and strengthens these.

The key difference is that landlords must now state a specific reason for seeking possession and, in most cases, prove that reason to the court's satisfaction. The grounds are split into mandatory grounds (where the court must grant possession if the ground is proved) and discretionary grounds (where the court may grant possession if it considers it reasonable).

New Mandatory Grounds

Key Discretionary Grounds

For a comprehensive reference with every ground explained in detail, see New Section 8 Eviction Grounds 2026 — Complete Reference.

Transition Timeline

The abolition takes effect on 1 May 2026. Here is how the transition works:

What Landlords Must Do Now

The transition to the post-Section 21 world requires deliberate preparation. Here is a step-by-step action plan:

1. Review All Current Tenancies

Audit every tenancy in your portfolio. Identify which are fixed-term (and when they expire), which are already periodic, and whether any have outstanding Section 21 notices. Determine whether any tenancies have issues that might require you to seek possession.

2. Understand the New Section 8 Grounds

Familiarise yourself with every ground — mandatory and discretionary. Know the notice periods, the evidence requirements, and the restrictions (such as the 12-month restriction on Grounds 1A and 1B). The court will scrutinise your case far more closely than under the old Section 21 procedure.

3. Update Your Documentation

Your tenancy agreements, inventory reports, and correspondence templates will all need updating. Ensure your tenancy agreements reflect the new periodic-only model. Review your referencing and right-to-rent processes. Ensure you have robust systems for recording rent payments, arrears, and any tenant breaches.

4. Prepare for the Tribunal

Under the new regime, contested possession cases will be heard by the courts. The government has committed to improving court capacity, but you should expect that obtaining a possession order will take longer than the old accelerated procedure. Build time for legal proceedings into your planning.

• Audit all tenancies: fixed-term end dates, periodic status, outstanding notices
• Act on any existing Section 21 notices before 1 May 2026 (issue proceedings)
• Study the full list of revised Section 8 grounds and notice periods
• Update tenancy agreement templates for periodic-only tenancies
• Implement a robust rent arrears tracking system
• Ensure all compliance certificates are up to date (gas, EICR, EPC)
• Review inventory and check-in procedures to support future possession claims
• Establish a relationship with a housing solicitor for contested cases

How Latch Helps with the Transition

Latch is designed specifically for UK landlords, and the platform has been updated to reflect every change introduced by the Renters' Rights Act. Here is how Latch supports you through the Section 21 transition:

With Latch managing your compliance and notice periods, you can focus on being a good landlord — knowing that the administrative burden of the new legal framework is handled for you.