From 1 May 2026, landlords in England can no longer serve a Section 21 notice to end a tenancy without giving a reason. The Renters' Rights Act 2025 (RRA) abolished no-fault evictions for all tenancies - new and existing - on that date, marking the most significant shift in residential tenancy law since the Housing Act 1988.
If you are a landlord, your tenants almost certainly know this has happened. Understanding the change - and its practical implications on both sides - is the first step to managing your portfolio well in the new landscape.
What did Section 21 actually do?
Section 21 of the Housing Act 1988 allowed landlords to end an assured shorthold tenancy (AST) without giving any reason, provided they gave at least two months' written notice after the fixed term had expired. It was commonly called a no-fault eviction because the tenant did not need to have done anything wrong.
For landlords, it was a useful tool: a relatively quick route to regain possession for sale, refurbishment, or a change of circumstances. For tenants, it created persistent insecurity. Many tenant groups argued it contributed to reluctance to report repairs, for fear of retaliatory notices.
Both experiences were real. Now the tool is gone in England. According to the Government's guidance on the RRA, no Section 21 notice served on or after 1 May 2026 will be valid, regardless of when the tenancy started.
So how do landlords now regain possession?
The answer lies in Section 8 of the Housing Act 1988, which allows a landlord to seek possession on specific statutory grounds. The RRA has significantly expanded these grounds to compensate for the removal of Section 21.
Key additions include Ground 1A, a new mandatory ground that applies when a landlord or close family member genuinely intends to move into the property. Ground 6A is a separate new mandatory ground that applies when a landlord intends to sell the property. For most Section 8 grounds, landlords must now give at least 4 months' notice - though specific periods vary by ground.
The practical implication: possession is still achievable, but it now requires a stated reason and, in most cases, a court process if the tenant does not vacate voluntarily. You may wish to review your tenancy files and note which grounds might apply to each property. Further property investment strategy resources can help you think through how this fits your wider approach.
What are your tenants thinking right now?
Your tenants are likely feeling more secure than they did before 1 May 2026. That is not a bad thing for void risk. Tenants who feel settled are more likely to renew, maintain the property well, and recommend it to others. Demand in the private rented sector has remained high across much of England, and longer average tenancies reduce the cost of voids and re-letting.
The change also means your tenants now have a clearer route to challenge a notice to quit. If you ever do need possession, you will need to evidence the ground properly. Sloppy paperwork or the wrong ground could see a claim fail at the First-tier Tribunal (the tribunal handling residential tenancy disputes in England).
On rent increases, the RRA changes the mechanism too. Landlords must now use a Section 13 notice to increase rent, and tenants can challenge the amount at the First-tier Tribunal if they believe it is above market rate. Mid-tenancy rent review clauses are no longer enforceable. You may wish to speak to a solicitor before issuing a Section 13 notice for the first time, and use Property Filter's stress test calculator to model the yield impact before committing to a figure. Our free resources hub has additional guides on navigating tenancy changes.
Key takeaways
Section 21 no-fault evictions were abolished in England on 1 May 2026 for all tenancies, new and existing.
Landlords must now use Section 8 grounds to seek possession - and must give at least 4 months' notice for most grounds.
Ground 1A is a new mandatory ground for landlords who genuinely intend to sell the property.
Tenants can challenge rent increases at the First-tier Tribunal; mid-tenancy rent review clauses are no longer valid.
Longer, more stable tenancies are a likely outcome - which can reduce void periods but reduces landlord flexibility.
