Can my landlord evict me without a reason?

For over 30 years, Section 21 of the Housing Act 1988 let landlords in England end a tenancy without giving any reason. That route no longer exists: the Renters' Rights Act 2025 abolished Section 21 on 1 May 2026, for existing tenancies as well as new ones.

What replaces no-fault eviction

Every possession claim must now be made under Section 8, citing one of the statutory grounds — and the court must be satisfied the ground is actually made out. The main grounds a landlord can use where you are not at fault are:

• Ground 1 — the landlord or a close family member genuinely intends to move in as their main home
• Ground 1A — the landlord genuinely intends to sell the property (you can ask for evidence of that intent)
• Ground 8 — serious rent arrears, now three months' arrears for monthly tenancies

Neither Ground 1 nor Ground 1A can be used in the first year of the tenancy, and each has its own notice period. A reason must always be given and proved — that is the most fundamental change the Act makes to private renting.

What if you were served a Section 21 notice?

Any Section 21 notice dated on or after 1 May 2026 is invalid — say so in writing and get advice. Notices served before that date could only be relied on if the landlord issued a court claim by 31 July 2026; that deadline has passed, so an unused notice is spent and the landlord must start again under Section 8.

Remember that no notice of any kind forces you out by itself. Your landlord needs a court possession order and then a bailiff's warrant before you can lawfully be evicted, and you can defend the claim — for example by disputing the ground or showing the notice is defective. Leaving early on the strength of a notice can also affect how the council treats a homelessness application. If you receive any eviction notice, contact Shelter (0808 800 4444) or Citizens Advice straight away.