When Will Section 21 be Abolished?

Short answer: 1 May 2026.

The Renters’ Rights Bill received Royal Assent at 7:40pm on 27 October 2025, which means it is now the Renters’ Rights Act 2025 and part of UK law.

The Act delivers sweeping reforms for England’s 11 million private renters, most notably ending Section 21 “no-fault” evictions.

(Important: this legislation applies to England only — Wales, Scotland and Northern Ireland have separate rental laws.)

What happens next is about commencement.

Ministers have confirmed that a detailed timetable setting out when each part of the Act takes effect will follow; in the meantime, not everything changes overnight.

Expect a staged rollout, with certain parts of the Act being enforced before others.

Some measures are already moving.

Awaab’s Law — which requires landlords to fix serious health and safety hazards within strict time limits — came into force immediately for social landlords in England.

Awaab’s Law was introduced following the tragic death of two-year-old Awaab Ishak from prolonged mould exposure in a social housing flat in Rochdale.

The government has signalled further regulations to extend similar protections into the private rented sector in due course.

When Will Section 21 Be Abolished?

Section 21 will be abolished on 1 May 2026 — the Commencement Date of the Renters’ Rights Act 2025.

This date was confirmed by the Ministry of Housing, Communities and Local Government in early 2026.

The Act received Royal Assent on 27 October 2025, and ministers have given the sector six months’ notice before the switchover.

What we do know is the abolition happens in a single “big-bang” start: from the Commencement Date, new and existing assured shorthold tenancies (ASTs) convert to the new tenancy regime and Section 21 is therefore abolished.

Until 1 May 2026, landlords can still use Section 21 under current rules.

(Note: this is for the private rented sector only. Social housing landlords will follow later in a separate phase, under a different timetable.)

Can Landlords Still Use Section 21 Before May 2026?

Yes — but only if you act quickly.

Landlords can continue to serve Section 21 notices up to 30 April 2026.

But there’s a critical deadline: if you serve a Section 21 notice before 1 May 2026, you must begin court proceedings by 31 July 2026.

After that date, the notice becomes invalid — even if it was served before the Act came into force.

Here’s what that means in practice:

If you’re planning to regain possession for any reason (selling, moving in, or simply ending a tenancy), you have a narrow window to use Section 21.

After 1 May 2026, every AST automatically becomes a periodic tenancy under the new regime, and you’ll need to use Section 8 with a valid ground.

This transition period is creating a surge in auction listings, according to legal advisers Pinsent Masons.

Landlords who want vacant possession before the new rules kick in are acting now — either serving Section 21 notices or selling tenanted properties at auction.

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:

1. Rent arrears
2. Breach of tenancy
3. Wanting to sell or move in
4. Anti-social behaviour
5. Property needed for redevelopment

And the Renters’ Rights Act 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 Act 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)

But 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 has changed: you now need to show 3 months’ arrears (or 13 weeks) at both notice time and the hearing date for mandatory eviction under Ground 8. The notice period for this ground has also increased from two weeks to four weeks.

There’s also a new repeated arrears ground (Ground 8A): if a tenant is in at least 2 months’ arrears on three separate occasions within a three-year period, that’s a mandatory eviction ground.

No more “pay up just before court” tricks.

Anti-Social Behaviour: Easier to Evict

Dealing with nightmare tenants?

The threshold for discretionary anti-social behaviour eviction remains “likely to cause” nuisance. However, the Act does allow landlords to begin possession proceedings immediately after serving notice for serious anti-social behaviour.

Plus, priority relocation for victims of anti-social behaviour in social housing.

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, depending on complexity)

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).

On 1 May 2026, all existing assured shorthold tenancies, including those mid-contract in a fixed term, will automatically convert to periodic tenancies immediately. There is no phased transition – it happens on the commencement date.

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 Act 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:

1. Review Your Tenancies

Check current agreements.

All existing fixed-term tenancies will automatically convert to periodic tenancies on 1 May 2026, and no new Section 21s can be served after 30 April 2026.

If you’re thinking about regaining possession for any reason, consider whether to serve a Section 21 notice before the deadline — but remember you must start court proceedings by 31 July 2026.

Switch to periodic early if it suits.

2. Tighten Up Screening

Vet tenants thoroughly: Credit checks, references, guarantors.

Use services like OpenRent or Rightmove for robust checks.

3. Build a Buffer

Budget for voids and legal fees.

Consider landlord insurance that covers eviction costs.

4. Stay Informed

Join landlord associations like the NRLA for updates.

Follow the Act’s progress on the government website.

5. Consider Selling?

If the changes feel too much, now’s the time to sell.

And here’s the reality: selling a tenanted property on the open market is tough.

After 1 May 2026, you won’t be able to use Section 21 to get vacant possession before sale — you’ll need to wait 8 months, then give 4 months’ notice on the new selling ground.

That’s a 12-month wait minimum.

Many landlords are choosing to sell now, either by serving Section 21 notices before the deadline or by selling to a cash buyer who can complete with tenants in place.

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.

But if you’re a landlord facing problem tenants, planning to sell, or simply unsure about the new regime, the transition window is closing fast.

Struggling with problem tenants or thinking of selling?

We’re here to help.

Contact Property Rescue today for expert advice or a no-obligation offer — or call 020 8634 0224 to speak with our team.