When Will Section 21 be Abolished?

Big change is coming to the rental market.

The UK government is scrapping Section 21 “no-fault” evictions — and it’s not a matter of if, but when.

This move is part of the new Renters’ Rights Bill (formerly the Renters’ Reform Bill). As of April 2025, it’s already cleared the House of Commons and is being dissected by the House of Lords.

So, if you’re a landlord? You need to get ready. Fast.

Here’s what’s happening, what to expect, and exactly how to prepare for life after Section 21.

What’s the Current Status of the Bill?

Let’s start with where we are right now.

• Bill introduced: September 2024
• Passed House of Commons: January 14, 2025
• In House of Lords: As of April 2025, it’s in the Committee Stage
• Key dates for Lords Committee: April 22, 24, and 28

The big headline? Section 21 is still on track to be abolished in 2025.

There were some tweaks in the Commons (like limiting advance rent to one month and adding bereavement protections for guarantors). But none of those changes touch the core proposal: ending no-fault evictions and shifting to a single system of periodic tenancies.

The Most Likely Timeline: When Will Section 21 Be Abolished?

Short answer: Late 2025 — most likely October.

Here’s how the rollout looks:

1. Royal Assent (Law is Passed):

• Target: July 2025 (before Parliament’s summer break)
• Important: Just because the law passes doesn’t mean it kicks in that day.

2. Commencement Date (Law Becomes Active):

• Government promised at least six months’ notice
• Likely activation: October 2025
• From this point on: No new Section 21 notices allowed

3. Key milestone summary:

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.

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 — and they can do that anytime

Landlords have to jump through more hoops.

Tenants? They get more flexibility than ever.

Rent Arrears: Still a Strong Ground

Good news: You can still evict if a tenant falls 2+ months behind on rent.

There was chatter about raising the threshold — but landlords pushed back.

The likely outcome?

• 2 months’ arrears remains the cut-off
• Rent owed due to benefit delays might be excluded

Just remember: You’ll need clear documentation and may have to prove everything in court.

So start tracking payment records, communications, and inspections like a pro.

No More Fixed-Term Tenancies

This one’s a biggie:

Fixed terms are gone.

Once the Renters’ Rights Bill becomes law:

• You can no longer offer 6- or 12-month contracts.
• All new tenancies will be periodic by default — rolling, open-ended contracts.

So even if you write “12 months fixed” in your agreement?

It’ll be treated as a periodic tenancy under the new rules.

What this means in practice:

• Tenants can leave at any time with 2 months’ notice.
• You can only evict if you’ve got a legal ground under Section 8.

Even existing ASTs will automatically convert to periodic tenancies once the law kicks in — unless a valid Section 21 was served before then.

What About Student Rentals?

Student landlords raised alarm bells. And for good reason.

The typical 12-month student let doesn’t fit this new model.

To address that, some Lords are proposing exceptions:

• Allowing fixed terms for students tied to academic years
• Letting students pay rent by term instead of monthly (since student loans come termly)

If you’re in the student rental market, keep your eyes peeled. These tweaks might still make it into the final law.

What About Rent Increases?

Even though Section 21 is going away, you’ll still be able to raise the rent — just not as leverage for eviction.

Here’s how it’ll work:

• Rent increases will still follow Section 13 rules
• That means 1 rent increase per year
• Tenants can challenge increases at a tribunal if they think the new rent is too high

A few tweaks being discussed:

• Tenants might be able to challenge initial rent if it’s above market rate
• Some Lords want to link rent increases to inflation (like CPI)
• But — the government has not supported formal rent caps

Bottom line: You can raise rent. But not just to push a tenant out.

Transitional Rules: What Happens to Section 21 Notices Already Served?

Here’s where timing really matters.

If you’ve already served a valid Section 21 notice before the commencement date?

You’re fine — it’ll still be processed under the current rules.

That tenancy can still be ended using Section 21.

But once the new law kicks in (likely October 2025)?

No new Section 21 notices can be served.

And from that moment forward, all tenancies — whether brand new or ongoing — will operate as periodic agreements under the new system.

Translation: Section 21 is sunset. Period.

How Will Evictions Work After Section 21?

Here’s what the post-Section 21 process looks like:

1. You’ll Need a Legal Ground (Section 8)

No more “just because” evictions.

You’ll need to use one of the approved Section 8 grounds, which include:

• Serious rent arrears
• Breach of contract
• Anti-social behaviour
• Selling the property
• Moving in (self or close family)

Each comes with its own notice period and criteria.

2. Some New Section 8 Grounds Have Been Added

To replace the flexibility of Section 21, the Bill adds or strengthens specific grounds:

• Ground to sell: Requires tenant to be in place for 8 months first, then 4 months’ notice
• Ground to move in: Same deal — 8-month wait, 4-month notice
• Ground for anti-social behaviour: Expected to have a faster court process
• Rent arrears: Still 2 months owed = mandatory possession

Important: You’ll need evidence for any claim — so good record-keeping is now mission-critical.

Big Change: Tenants Can Leave Anytime

One of the most overlooked changes?

Tenants can now end the tenancy at any time — with just 2 months’ notice.

No more fixed terms. No more break clauses.

That means if a tenant decides to move out after 5 months? They can.

This gives tenants maximum flexibility. For landlords? It means more churn and potentially shorter stays.

Plan accordingly.

Do You Need to Change Your Tenancy Agreements?

Yes — and here’s why.

Once Section 21 is abolished and ASTs are no longer a thing, you’ll need to adapt your tenancy agreements to match the new rules.

Here’s what changes:

• No more fixed terms: All contracts become periodic by default
• Section 21 clauses? Obsolete. Remove any references to no-fault eviction.
• New mandatory documents: You’ll need to provide a written tenancy statement (in a prescribed format) — this will likely be a new legal requirement.

The government is expected to release model templates. But the bottom line is: your existing AST agreements won’t be legally accurate anymore once the new law takes effect.

And if you want to stay compliant? You’ll need to update your paperwork before letting out any new property under the new regime.

Red Tape: Here’s What Else Is Coming

Beyond tenancy agreements, you’ll need to get familiar with a few more changes:

1. Private Renters’ Ombudsman

You’ll need to register with a redress scheme (just like letting agents already do).

If you’re not registered, you can’t legally market your property — or serve any eviction notice.

2. National Landlord Portal

A new Private Rented Sector database is being introduced. Every rental property will need to be listed.

This is the government’s way of creating accountability and transparency across the board.

3. Decent Homes Standard

This is essentially a quality benchmark for rental properties — borrowed from the social housing sector.

You’ll be required to:

• Ensure there are no serious hazards
• Keep the property in a state of good repair
• Meet minimum standards for things like heating, insulation, and safety

Bottom line? Expect more regulation — and more admin — in your letting process.

Landlord FAQs: What You Really Need to Know

“Can I still evict bad tenants?”

Yes. Just not for no reason anymore.

You’ll still be able to evict:

• For rent arrears
• For anti-social behaviour
• For breach of tenancy
• Or if you want to sell or move in

But you’ll need to go through Section 8, follow the right procedure, and (in most cases) prove your case in court.

Tip: Keep meticulous records — rent ledgers, inspection notes, messages — so you have evidence ready if needed.

“What if I want to sell or move back into my property?”

You’re covered — with conditions.

The Bill adds new Section 8 grounds that let you reclaim your property to:

• Sell it
• Move in yourself
• Or house close family

But here’s the fine print:

• You must wait at least 8 months from the tenancy start
• Then give 4 months’ notice
• And in some cases, you can’t re-let immediately after (to stop abuse of the rule)

So yes, you can sell or move in — just not at short notice.

“Can tenants really leave whenever they want now?”

Pretty much.

Tenants can end a tenancy at any time — with 2 months’ notice.

Even if they just moved in.

No more waiting for the end of a fixed term or dealing with break clauses. It’s a rolling contract by default.

What this means for you: Get ready for more turnover. You’ll need flexible marketing plans and possibly a buffer for void periods.

“What if I don’t want pets in my property?”

Under the new rules, you can’t just say no.

If a tenant asks to have a pet, you must have a valid reason to decline. Think:

• Lease restrictions
• Insurance issues
• Health/safety concerns

Also:

• You can require pet insurance
• You can’t charge extra deposits (but insurance is allowed under a legal amendment)

So unless there’s a legit reason, you’ll need to allow pets — or prove why you can’t.

Preparing for the New Era of Renting

You’ve got time — but not much. Section 21 is likely gone by October 2025.

Here’s how to use the months ahead strategically.

1. Get Familiar with Section 8 (Now)

If you’ve never had to evict using fault-based grounds, now’s the time to learn.

Each Section 8 ground has specific notice periods and court requirements.

Start by:

• Reviewing the grounds for possession
• Understanding what evidence is required
• Joining NRLA or similar landlord associations — they’re running updated training right now

2. Audit Your Tenancy Management Process

Ask yourself:

• Are your contracts up to date?
• Do you keep a paper trail of all tenant interactions?
• Can you prove arrears, damage, or anti-social behaviour in court?

If not, tighten up your systems. You’ll need them post-Section 21.

3. Adjust Your Timeline Expectations

If you’re used to flipping tenancies every 6–12 months? That’s changing.

Now:

• Selling a property will require 4–6+ months’ lead time
• You’ll need to think ahead if you plan to reclaim a property
• And you may have to wait longer between tenants due to increased flexibility for renters

So avoid making long-term commitments that assume fast turnovers.

4. Stay Informed and Ready to Pivot

The Bill is still being debated. Final regulations are expected mid-2025.

At that point, you’ll need to:

• Register with the redress scheme
• Upload your property to the national landlord portal
• Ensure your property meets the Decent Homes Standard
• Use the new prescribed tenancy statement

It’s a lot. But being ready means staying profitable — and staying legal.

Thinking of Exiting the Market?

You’re not alone.

Many landlords are considering selling. If you’re one of them, there’s good news:

You don’t need to wait for a tenancy to end. Companies like Property Rescue will:

• Buy with tenants in place
• Offer a cash quote
• Handle the legal transition

If managing tenancies under the new rules feels like more hassle than it’s worth, selling might be your cleanest exit.

Bottom Line?

Section 21 is going. Period.

The only question is how you’ll adapt.

Whether you stay in the game or bow out gracefully, the landlords who win will be the ones who:

• Know the new rules
• Tighten up their processes
• And make smart, timely decisions before the law changes.

Now’s the time to prep.

Useful External Resources on this Topic

• Goodlord “Renters’ Rights Bill” Guide – Updated March 27, 2025​
  blog.goodlord.co
  
• JMW Solicitors – “When Exactly Will Section 21 Be Abolished?” (David Smith, April 26, 2024)​
  jmw.co.uk
• NRLA News – Committee Stage update (Mar 21, 2025)​
  nrla.org.uk
  ; Call for implementation clarity (Apr 3, 2025)​
  nrla.org.uk
• House of Lords Amendments – The Negotiator (Feb 28, 2025)​
  thenegotiator.co.uk
  ; Official Running List of Amendments​
  bills.parliament.uk
• Foxtons Insight – “Your guide to the Renters’ Rights Bill” (Sept 12, 2024)​
  foxtons.co.uk
• Lendlord Brief – Timeline and Next Steps​
  lendlord.io
• Davies & Davies – “Renters’ Rights Bill is coming – What Landlords Need to Know” (Apr 2025)​
  daviesdavies.co.uk
• Institute for Government – Explainer on House of Lords powers​
  instituteforgovernment.org.uk