Law changed: 1 May 2026
Section 21 no-fault evictions are abolished under the Renters' Rights Act 2025. Any Section 21 notice served on or after this date is invalid. All evictions must now use Section 8.
Section 21 Abolished: What Landlords Must Do Instead (2026)
As of 1 May 2026, Section 21 “no-fault” evictions no longer exist in England. This guide explains exactly what has changed, what replaced Section 21, and how landlords can legally regain possession of their property.
What Changed Under the Renters' Rights Act 2025?
Before 1 May 2026
- Assured Shorthold Tenancies (ASTs) — fixed-term agreements
- Section 21 no-fault evictions allowed
- Landlord could end tenancy without giving a reason
- Rent increases via contractual review clauses
From 1 May 2026
- Assured Periodic Tenancies only — all tenancies roll monthly
- Section 21 abolished — all possession via Section 8
- Landlord must prove a statutory ground to evict
- Rent increases only via formal Section 13 notice, once per year
ASTs are also abolished
From 1 May 2026, new residential tenancies cannot be fixed-term. All tenancies are now assured periodic tenancies — they run month-to-month indefinitely. Tenants may end the tenancy by giving two months' notice. Landlords must use Section 8 grounds to seek possession.
How Section 8 Works Now
Section 8 is the only route for landlords to regain possession. You must serve a Section 8 Notice to Quit specifying the ground(s) relied upon. If the tenant does not leave voluntarily, you apply to court for a possession order. Courts will only grant possession if the ground is proven and all legal requirements are met (including deposit protection).
Fines up to £40,000 apply for landlords who misuse possession grounds, serve invalid notices, or attempt to evict tenants without following the correct process.
Key Section 8 Grounds (2026)
| Ground | Reason | Notice Required | Type |
|---|---|---|---|
| Ground 1A | Selling the property | 4 months | Mandatory |
| Ground 1B | Rent-to-buy agreement ending | 4 months | Mandatory |
| Ground 1 (existing) | Landlord or family member moving in | 4 months | Mandatory |
| Ground 2ZA | Superior lease ends (non-social landlord) | 4 months | Mandatory |
| Ground 8 (existing) | Rent arrears of 3+ months | 4 weeks | Mandatory |
| Ground 14 (existing) | Anti-social behaviour | Immediately | Discretionary |
Mandatory grounds: court must grant possession if the ground is proven. Discretionary grounds: court considers whether it is reasonable to order possession.
Prior Notice Requirement — Critical for Landlords
Several grounds can only be used if the landlord gave the tenant written notice at the start of the tenancy that they may rely on that ground. If this notice was not given upfront, the landlord cannot use the ground later.
Grounds requiring prior notice at tenancy start:
- Ground 1 (landlord/family to move in)
- Ground 1B (rent-to-buy)
- Ground 2ZA (superior lease ending)
- Ground 2ZB (superior lease ending — social landlord)
- Ground 4A (student re-letting)
- Ground 5C (tied accommodation)
Our tenancy agreement template includes optional prior notice clauses for each of these grounds, so you are protected from day one.
How Tenants End the Tenancy
Under the new periodic tenancy model, tenants may end their tenancy at any time by giving at least two months' written notice, expiring at the end of a rent period. There is no fixed-term or break clause required — tenants have this right by statute.
Tenant notice period
2 months
Minimum, expiring end of rent period
Landlord notice (Section 8)
2–4 months
Depends on ground used
Update Your Tenancy Agreement for 2026
Our template is updated for the Renters' Rights Act 2025 — periodic tenancy structure, Section 8 prior notice clauses, and compliant rent increase provisions included.
Create Your Updated Agreement