Section 21 Abolition: What Every Landlord Must Know Before 1 May 2026

What is Section 21?

Section 21 of the Housing Act 1988 currently allows landlords to end an assured shorthold tenancy (AST) without giving a reason. Landlords serve a two-month written notice — commonly called a "no-fault eviction" — and the tenant must vacate when the notice expires, provided certain procedural requirements are met at the outset of the tenancy.

For decades, Section 21 has been the primary route landlords use to regain possession of their properties — whether to sell, redevelop, move a family member in, or simply end a tenancy. From 1 May 2026, that changes permanently.

When Does Section 21 End?

From 1 May 2026, landlords will no longer be able to serve a new Section 21 notice on any assured or assured shorthold tenancy in England.

Any Section 21 notice correctly served before 1 May 2026 will remain valid, provided all standard procedural requirements were met at the time — deposit protection, Energy Performance Certificate, gas safety certificate, and the How to Rent guide must all have been provided.

Which Tenancies Are Affected?

The abolition applies to:

• All existing assured shorthold tenancies converting to periodic tenancies on 1 May 2026
• All new tenancies granted on or after 1 May 2026
• Both periodic and the remaining fixed-term tenancies

The vast majority of private rented sector tenancies in England will be affected. Student lets granted by private landlords are included — only purpose-built student accommodation with specific institutional arrangements may have transitional provisions.

How Will Landlords Regain Possession?

After 1 May 2026, landlords must use the Section 8 procedure, which requires a valid statutory ground. The Renters' Rights Act has significantly expanded the Section 8 grounds to compensate for the loss of Section 21, including:

• Ground 1 — landlord or close family member needs the property as their primary home (two months' notice; not available in the first 12 months of the tenancy)
• Ground 1A — landlord intends to sell the property (two months' notice; not available in the first 12 months)
• Ground 6 — landlord needs to carry out major redevelopment that cannot be done with the tenant in occupation
• Ground 8 — mandatory ground where the tenant has at least two months' rent arrears at both notice and court hearing dates
• Grounds 10 and 11 — discretionary grounds for rent arrears and persistent late payment
• Ground 14 — mandatory or discretionary grounds for antisocial behaviour

What Should Landlords Do Now?

• Review all current tenancies and identify any where you may need to regain possession within the next 12 months
• Serve any necessary Section 21 notices now if you have a legitimate reason — once 1 May 2026 passes, this option is gone permanently
• Familiarise yourself with Section 8 grounds so you know which ground fits your situation if you ever need to repossess
• Ensure all compliance paperwork is in order — deposit protection certificates, EPCs, gas safety records, and the How to Rent guide must all be correctly in place
• Update your tenancy agreements — standard fixed-term AST templates will need revising before any new lettings after 1 May 2026
• Seek legal advice early — if you anticipate needing possession of a property, consult a housing solicitor before the deadline