How to Evict a Tenant After Section 21 Is Abolished in 2026

Section 21 — the no-fault eviction notice — is abolished from 1st May 2026. From that date, if you want to regain possession of your rental property, you must have a legally valid reason. Here is what landlords need to know.

Why Has Section 21 Been Abolished?

The Renters' Rights Act 2025 abolished Section 21 to give tenants greater security of tenure. The Government argued that no-fault evictions were a leading cause of homelessness and prevented tenants from challenging poor conditions for fear of being evicted.

For landlords, this means the days of serving a two-month notice with no reason given are over.

How Can I Legally Evict a Tenant Now?

You must use a Section 8 notice and rely on one of the prescribed legal grounds for possession. The main grounds are:

Rent arrears (Ground 8)

Your tenant must be at least three months in arrears at both the notice date and the court hearing date. Notice period is four weeks.

Selling the property (Ground 1A)

You intend to sell with vacant possession. Cannot be used in the first 12 months of the tenancy. Notice period is four months.

Moving in (Ground 1)

You or a close family member intends to live in the property. Cannot be used in the first 12 months. Notice period is four months.

Anti-social behaviour (Ground 14)

The tenant is causing nuisance or annoyance. Notice period is two weeks.

The Eviction Process Step by Step

1. 1Identify your ground — you must have a valid legal reason before you start
2. 2Serve a Section 8 notice using the correct prescribed form with the correct notice period
3. 3Wait for the notice period to expire
4. 4Apply to the county court for a possession order if the tenant does not leave
5. 5Attend the court hearing — the judge will decide whether to grant possession
6. 6Apply for a warrant of possession if the tenant still does not leave after the court order
7. 7Bailiffs enforce the warrant — only at this point can the tenant be removed

What You Must Never Do

• Change the locks while the tenant is still in residence
• Remove the tenant's belongings
• Cut off utilities to force the tenant out
• Harass or intimidate the tenant

These actions constitute illegal eviction and harassment, which are criminal offences carrying unlimited fines and potential imprisonment.

How Long Does Eviction Take?

Under the new system, eviction through the courts typically takes between 6 and 12 months from serving the Section 8 notice to the tenant leaving. Court backlogs remain a significant issue.

This makes it more important than ever to:

• Keep detailed records of all communications with tenants
• Document any arrears with bank statements and rent ledgers
• Take legal advice early if problems arise

What About Tenancies That Started Before 1st May 2026?

All existing tenancies automatically convert to assured periodic tenancies on 1st May 2026. Section 21 notices served before 1st May 2026 remain valid for six months from the date of service. After that, you must use Section 8.

Get Prepared Now

Register free at RentersRightsAct.info for our compliance checklist, plain-English guides on Section 8 grounds, and updates as the law develops.