Section 21 Abolished: 7 Steps Every Landlord Must Take Before 1 May 2026

Section 21 no-fault evictions end on 1 May 2026 under the Renters' Rights Act 2025. Here are 7 practical steps landlords should take now to protect their interests.

<h2The End of No-Fault Evictions</h2 <pOn <strong1 May 2026</strong, Section 21 of the Housing Act 1988 was abolished under the <strongRenters' Rights Act 2025</strong. Since that date, landlords in England can no longer serve a 'no-fault' eviction notice. All possession claims must use <strongSection 8</strong, which requires a valid ground for possession.</p <pThis is the single biggest change to the private rented sector in a generation. Landlords who prepare now will be in a far stronger position than those who wait.</p

<h21. Understand the New Section 8 Grounds</h2 <pThe Renters' Rights Act reforms and expands the grounds for possession under Section 8. Key changes include:</p <ul <li<strongGround 1 (revised)</strong — landlord or close family member intends to occupy the property. Requires <strong4 months' notice</strong and cannot be used in the first 12 months of a tenancy.</li <li<strongGround 1A (new)</strong — landlord intends to sell the property. Same 4-month notice period and 12-month restriction.</li <li<strongGround 6 (revised)</strong — substantial redevelopment. Strengthened requirements to prove genuine intent.</li <li<strongRent arrears grounds (revised)</strong — clearer thresholds. Mandatory ground at 3+ months' arrears at both notice and hearing.</li <li<strongAnti-social behaviour</strong — strengthened to make it easier to act on serious cases.</li </ul <pStudy these grounds now. Knowing which apply to your situation — and the evidence needed — is essential.</p

<h22. Fix Your Compliance Records</h2 <pUnder the new regime, courts will scrutinise your compliance history before granting a possession order. If your gas safety certificate lapsed, your EICR is overdue, or your EPC is below E, a judge may refuse your application — even if you have valid grounds.</p <p<strongAction now:</strong</p <ul <liEnsure every certificate is current and stored securely</li <liSet up automated reminders at 90, 60, and 30 days before expiry</li <liResolve any outstanding C1 or C2 observations on your EICR</li <liConfirm your EPC rating is E or above</li <liCheck deposit protection is in place and prescribed information has been served</li </ul

<h23. Document All Tenant Communications</h2 <pA clear, timestamped communication trail demonstrates reasonableness — which courts value highly. If you ever need to rely on discretionary grounds or defend against a counterclaim, your records will be critical.</p <p<strongAction now:</strong</p <ul <liLog every significant communication (emails, letters, phone calls, in-person visits)</li <liUse a system that timestamps and stores records securely</li <liFollow up verbal conversations with a written summary sent to the tenant</li <liKeep copies of all notices served, with proof of service</li </ul

<h24. Review Your Rent Strategy</h2 <pThe Renters' Rights Act limits rent increases to <strongonce per year</strong, using the <strongSection 13 process only</strong. Rent review clauses in tenancy agreements are banned. This means:</p <ul <liGetting your initial rent right matters more than ever</li <liYou cannot increase rent mid-tenancy outside the Section 13 process</li <liTenants can challenge increases at the First-tier Tribunal, which will assess market rent</li </ul <p<strongAction now:</strong Review your current rents against comparable local market rates. If you're significantly below market, consider a Section 13 increase before 1 May while the current rules still apply.</p

<h25. Prepare for Periodic Tenancies</h2 <pFrom 1 May 2026, all assured tenancies become <strongperiodic from day one</strong. Fixed-term tenancies will no longer exist. This means:</p <ul <liTenants can leave with <strong2 months' notice</strong at any time</li <liYou cannot lock tenants into a minimum term</li <liYour business model may need to account for higher turnover</li </ul <p<strongAction now:</strong Factor potential void periods into your financial planning. Consider what makes your property attractive enough for tenants to stay voluntarily — good maintenance, responsive communication, and fair rent all reduce turnover.</p

<h26. Consider Rent Guarantee Insurance</h2 <pWith Section 21 gone, eviction timelines will be longer. Even with valid Section 8 grounds, court backlogs mean the process from notice to possession can take 6–12 months or more. Rent guarantee insurance protects your income during this period.</p <p<strongAction now:</strong</p <ul <liCompare rent guarantee insurance policies — look for cover of at least 12 months</li <liCheck policy requirements for tenant referencing (most insurers require references before the policy is valid)</li <liFactor the premium into your annual costs — typically £150–£300/year per property</li </ul

<h27. Know the New Tenant Rights</h2 <pThe Renters' Rights Act introduces several new tenant protections that affect how you manage your property:</p <ul <li<strongPet requests</strong — tenants can request permission to keep a pet. You must respond within 28 days (initial consideration period). Blanket bans are prohibited; refusal must be on reasonable grounds. You can require pet insurance.</li <li<strongAnti-discrimination</strong — refusing tenants because they have children or receive benefits is unlawful.</li <li<strongDecent Homes Standard</strong — applies to private rented homes for the first time. Properties must be free of serious hazards, in reasonable repair, and have modern facilities.</li <li<strongAwaab's Law (Phase 3 of the GOV.UK Implementation Roadmap — date to be confirmed)</strong — mandatory timeframes for responding to damp, mould, and other hazards. Currently in force for social landlords only.</li </ul

<h2The Bottom Line</h2 <pSection 21 abolition doesn't mean you can't regain possession of your property — it means you need a <strongvalid reason</strong and <strongproper evidence</strong. Landlords who maintain excellent compliance records, communicate clearly with tenants, and understand

Sources: - https://bills.parliament.uk/bills/3764 - https://www.gov.uk/government/publications/guide-to-the-renters-rights-bill - https://www.gov.uk/evicting-tenants - https://www.legislation.gov.uk/ukpga/2025/32/contents

Published: 2026-03-16.

Last reviewed: 2026-08-30.

General summary; not legal advice.