When was Section 21 abolished?
Short answer
On 1 May 2026, in England, by the Renters’ Rights Act 2025. From that day no new Section 21 notice can be served; notices served earlier could only be used if a court claim was issued by 31 July 2026. All fixed-term assured shorthold tenancies also converted to rolling periodic tenancies on the same day.
Section 21 "no-fault" eviction ended in England on 1 May 2026. The Renters' Rights Act 2025 received Royal Assent in 2025, but its main provisions commenced on that appointed day — a single sharp switch, applying to existing tenancies as well as new ones, with no parallel-running period.
What changed on 1 May 2026
- Section 21 abolished — a notice dated on or after 1 May 2026 has no legal effect. One transitional rule applied: a notice served before that day could still be used, but only if the landlord issued a possession claim at court by 31 July 2026. That deadline has passed, so any unused Section 21 notice is now spent.
- All fixed terms converted to periodic tenancies — automatically, by operation of the statute, however much of the fixed term remained. Your rent, deposit protection and other terms continue unchanged, and you can now end the tenancy by notice rather than being locked in.
- Possession runs only through the reformed Section 8 grounds — mainly Ground 1A (selling) and Ground 1 (landlord or close family moving in), each with its own notice period and a protected first year, plus the arrears grounds.
- Other protections began the same day: rent increases limited to once a year with a tribunal challenge route, rental bidding banned, rent in advance capped, "No DSS" and "no children" policies made unlawful, and pet requests refusable only on reasonable grounds.
What has not happened yet
The Act is being implemented in phases. Mandatory landlord registration on the Private Rented Sector Database is expected from late 2026 — letting without registration will then be an offence. The extension of Awaab's Law and the Decent Homes Standard to private rentals has not commenced and awaits consultation. These changes are England-only: Scotland, Wales and Northern Ireland each have their own regimes.
If you are handed a Section 21 notice today, it is invalid — say so in writing, do not leave on the strength of it, and get advice from Shelter or Citizens Advice.
Related guides
Renters' Rights Act 2025: Implementation Timeline and Transitional Rules
The main provisions of the Renters' Rights Act 2025 came into force in England on 1 May 2026. Section 21 'no-fault' eviction was abolished, assured shorthold tenancies became assured periodic tenancies, and possession now runs entirely through the reformed Section 8 grounds. Later phases — mandatory registration on the Private Rented Sector Database, and the extension of the Decent Homes Standard and Awaab's Law to private rentals — are still to come. This guide sets out what changed on 1 May 2026, the transitional rule for Section 21 notices served before that date, and what remains outstanding.
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Renters' Rights Act 2025
The Renters' Rights Act 2025 is the most significant change to private rented sector law in England for 30 years. It abolishes Section 21 'no-fault' evictions, replaces fixed-term tenancies with periodic tenancies, strengthens tenant protections against discrimination, and creates a new landlord database. Whether you are already renting or about to sign a new tenancy, understanding these changes is essential.
10 min
Section 21 Notice Explained
A Section 21 notice was a formal notice from your landlord requiring you to leave the property. Unlike a Section 8 notice, it did not require the landlord to give a reason. There were strict rules landlords had to follow before serving a valid Section 21 notice, and the Renters' Rights Act 2025 abolished this route entirely on 1 May 2026.
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Section 8 Grounds for Possession in Detail
A Section 8 notice is a notice to quit served by a landlord relying on specific grounds under Schedule 2 to the Housing Act 1988. Unlike Section 21 (no-fault possession), each ground must be justified by facts specific to the tenancy. Some grounds are mandatory — meaning the court must grant possession if the ground is proved — while others are discretionary, meaning the court weighs whether it is reasonable to grant possession. Understanding the grounds is essential for both landlords and tenants.
12 min
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