Short answer: Early 2026 — most likely April.
Here’s how the rollout looks:
- Royal Assent (Law is Passed):
- Target: October or November 2025 (after remaining Lords stages and any ping-pong)
- Important: Just because the law passes doesn’t mean it kicks in that day.
- Commencement Date (Law Becomes Active):
- Government promised at least six months’ notice
- Likely activation: April 2026
- From this point on: No new Section 21 notices allowed
- Key milestone summary:
| Date | What Happens |
|---|---|
| May 15, 2025 | Amended in House of Lords Committee stage |
| Summer–Autumn 2025 | House of Lords Report stage and Third Reading + return to Commons if needed |
| October–November 2025 | Royal Assent (Bill becomes law) |
| April 2026 | Section 21 ban comes into force |
Pro tip: The House of Lords can slow it down — but they can’t stop it. Especially since this is a manifesto pledge backed by a strong majority.
Latest Updates and Potential Delays
You might have heard whispers of hold-ups — and they’re not wrong.
As of July 16, 2025, the bill is in the House of Lords, having completed the Committee stage with amendments dated May 15, 2025. It’s now awaiting the Report stage, with no fixed dates announced yet. The most recent parliamentary update confirms this position, with further stages like Report, Third Reading, and potential consideration of amendments still to come.
What could cause more delays?
- Amendments in the Lords leading to “ping-pong” between Houses.
- Court system readiness — the government’s keen to avoid backlogs in Section 8 cases.
- Stakeholder pushback from landlord groups.
We’re keeping a close eye on this at Property Rescue. For the latest, check the official Parliament bill page here or the government’s guide here. You can also review related housing policy updates on the Ministry of Housing, Communities and Local Government site here. If things drag on, commencement could slip to mid-2026.
What Happens After Section 21 Is Gone?
This is where things get real. Once Section 21 is scrapped, landlords won’t be able to evict tenants without a legal reason.
So how do you take back your property?
You’ll Have to Use Section 8 (With Valid Grounds)
Section 8 of the Housing Act 1988 is your new best friend. But here’s the catch:
You’ll need to prove a legitimate reason.
Examples of acceptable grounds:
- Rent arrears
- Breach of tenancy
- Wanting to sell or move in
And the Renters’ Rights Bill expands Section 8 to plug the gaps Section 21 used to cover.
Let’s break that down…
New Grounds for Selling or Moving In
This is one of the biggest changes — and biggest concerns.
Landlords have been asking: “What if I need my property back to sell or live in?”
The Bill addresses this directly.
Here’s what it introduces:
- A new legal ground for selling the property
- A separate ground for moving in (yourself or close family)
But it’s not instant. There are conditions:
- You must wait at least 8 months from the start of the tenancy
- You must give a 4-month notice period
So realistically, a tenant could stay for a full year before this ground kicks in.
That’s a big shift from Section 21, which only required 2 months’ notice after 6 months.
Longer Notice Periods for Landlords
Under the new system:
- Selling/moving in: 4 months’ notice (after 8 months’ tenancy)
- Anti-social behaviour: May get faster eviction routes
- Serious rent arrears: Still qualifies for mandatory eviction (more on that in a sec)
- Tenants leaving: Still just need 2 months’ notice
Rent Arrears: Still a Strong Ground
Good news: You can still evict if tenants fall behind on rent.
The threshold stays the same: 2 months’ arrears at notice time, and on the hearing date.
But there’s a new twist: If tenants rack up 3 months’ arrears three times in three years? That’s now a mandatory eviction ground.
No more “pay up just before court” tricks.
Anti-Social Behaviour: Easier to Evict
Dealing with nightmare tenants? The Bill lowers the bar for eviction on anti-social grounds.
Now, you can use “capable of causing” nuisance – not just “likely to”.
Plus, priority relocation for victims of anti-social behaviour in social housing.
If your tenant’s making life hell for neighbours, eviction just got simpler.
How Will This Affect Landlords?
Let’s be blunt: This is a tenant-friendly shake-up.
Here’s what it means for you:
More Admin and Court Time
No more easy Section 21 notices.
Every eviction now needs a valid Section 8 ground – and potentially a court hearing.
That means:
- Gathering evidence (rent records, neighbour statements)
- Longer wait times (courts are already backlogged)
- Higher costs (legal fees could hit £1,000+ per case)
Pro tip: Start documenting everything now. Good records = stronger cases.
Fixed-Term Tenancies Are Out
All new tenancies will be periodic (rolling month-to-month).
No more fixed 6 or 12-month contracts.
Tenants can leave with 2 months’ notice anytime – even after a week.
For landlords? That’s less stability.
But you can still set initial rent and review it annually (with notice).
Rent Increases: New Rules
You’ll need to use a new Section 13 notice for rent hikes.
And tenants can challenge unfair increases at tribunal – with no cap on how much they can dispute.
Plus, bidding wars are banned. You can’t rent to the highest bidder anymore.
Advertise one price, stick to it.
Pets: Harder to Say No
Tenants can request pets, and you can’t “unreasonably” refuse.
But you can require pet insurance to cover potential damage.
If you say no without good reason? Expect a challenge. The Bill clarifies that reasonable refusals might include allergies or property restrictions, but you’ll need to justify it.
How to Prepare as a Landlord
Don’t panic – prepare.
Here’s your action plan:
- Review Your Tenancies
- Check current agreements. Fixed terms end naturally, but no new Section 21s after commencement.
- Switch to periodic early if it suits.
- Tighten Up Screening
- Build a Buffer
- Budget for voids and legal fees.
- Consider landlord insurance that covers eviction costs.
- Stay Informed
- Join landlord associations like the NRLA for updates.
- Follow the Bill’s progress on the government website.
- Consider Selling?
- If the changes feel too much, now’s the time to sell.
- We buy properties fast – even with tenants in situ. Get a free cash offer here.
Potential Delays and Latest Developments
Things aren’t set in stone yet. As of July 2025, the Bill’s hit a few bumps.
It wrapped up the Committee stage in the Lords on May 15, 2025, with amendments around student lets and homelessness prevention. But the Report stage is still pending, and summer recess could push things back.
What might cause hold-ups?
- Further Lords amendments triggering back-and-forth with the Commons.
- Judicial reforms: The government wants new digital processes and more judges to handle Section 8 cases, avoiding chaos.
- Landlord lobbying: Groups are pushing for longer transition periods.
For real-time updates, check the official Parliament tracker here or the Ministry of Housing’s explainer here. If delays mount, we could see commencement slip into mid-2026.
Will Section 21 Really Be Abolished in 2025?
No – it’s more likely early 2026 now, given the timeline.
The government’s committed, with cross-party support.
Delays? Possible, if Lords amendments cause ping-pong between Houses.
But scrapping Section 21 was a key election promise. It’s not going away.
Final Thoughts
The end of Section 21 levels the playing field – more security for tenants, more accountability for landlords.
If you’re proactive, you’ll adapt just fine.
Struggling with problem tenants or thinking of selling? We’re here to help.
Contact us today for expert advice or a no-obligation offer.
