Section 21 in 2026: when it ends, what replaces it, and what landlords must do now

A plain-English guide to the abolition of Section 21 "no-fault" evictions in England under the Renters' Rights Act 2025 — when commencement bites, when Form 6A is still valid, and the Section 8 grounds that replace it.

Section 21 in 2026: when it ends, what replaces it, and what to do now

Short answer. The Renters' Rights Act 2025 abolishes Section 21 "no-fault" evictions in England. Since 1 May 2026 no new Section 21 notices may be served in England, and existing assured shorthold tenancies converted to assured periodic tenancies on that date. A Section 21 notice on Form 6A ("Notice seeking possession of a property let on an assured shorthold tenancy") that was validly served before 1 May 2026 can still be relied on. Otherwise, possession must be sought under Section 8 using the expanded statutory grounds in Schedule 2 to the Housing Act 1988, as amended by the 2025 Act.

England only. Wales, Scotland and Northern Ireland have separate regimes (RHA 2016, PRT, the Private Tenancies (NI) Order 2006).

What changed on 1 May 2026

| Before 1 May 2026 | From 1 May 2026 | |