Section 21 Abolition: What Every Landlord Must Know Before 1st 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 1st May 2026, that changes permanently.

When Does Section 21 End?

Since 1st May 2026, landlords can no longer serve a new Section 21 notice on any assured or assured shorthold tenancy in England.

Any Section 21 notice that was correctly served before 1st May 2026 (with all standard procedural requirements met at the time, including deposit protection, a valid Energy Performance Certificate, a gas safety certificate and the How to Rent guide) can still be relied on, but only for a limited window. You must start court possession proceedings by 31st July 2026 at the latest, or sooner if six months from the date the notice was served expires first. After that the notice can no longer be used.

Which Tenancies Are Affected?

The abolition applies to:

• All existing assured shorthold tenancies converting to periodic tenancies on 1st May 2026
• All new tenancies granted on or after 1st 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 — Ground 4A provides a specific possession route for Houses in Multiple Occupation (HMOs) let to full-time students.

How Will Landlords Regain Possession?

Since 1st 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 (four months' notice; not available in the first 12 months of the tenancy)
• Ground 1A — landlord intends to sell the property (four 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 three 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 — discretionary ground for antisocial behaviour (no prior conviction required). The mandatory equivalent is Ground 7A, which applies in defined serious cases, such as a conviction for a serious offence, a breach of an anti-social behaviour injunction or criminal behaviour order, or a closure order on the property.

What Should Landlords Do Now?

• Review all current tenancies and identify any where you may need to regain possession within the next 12 months
• If you served a Section 21 notice before 1st May 2026, start court proceedings by 31st July 2026 at the latest (or sooner if six months from service expires first). No new Section 21 notice can be served now.
• 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 — fixed-term AST templates can no longer be used for new lettings; every new tenancy is now an assured periodic tenancy
• Seek legal advice early — if you anticipate needing possession of a property, consult a housing solicitor before the deadline