Section 21 Abolished: What Every England Landlord Must Do Before 1st May 2026
Published: March 2026 | Reading time: 8 minutes | Category: Renters’ Rights Act
Section 21 is gone.
From 1st May 2026, the no-fault eviction notice that has been a fixture of private renting in England since 1988 is abolished. Permanently. There is no grace period, no soft launch, no phasing in for new tenancies first. On 1st May, the rules change for every landlord with residential property in England — every tenancy, all at once.
If you haven’t prepared for this yet, you’re not alone. But you do need to act now. This guide tells you exactly what is changing, what it means for you in plain English, and precisely what to do before the deadline. Full official guidance is available at gov.uk/renting-is-changing.
Key takeaways (read this first)
Section 21 is abolished on 1st May 2026 — you cannot use it after this date
Your last chance to serve a Section 21 notice is 30th April 2026
From 1st May, all tenancies automatically become rolling periodic tenancies
The only way to regain possession after May is via Section 8 (with a legal reason)
You must send every tenant a government information sheet by 31st May or risk fines up to £7,000
New rules also ban rental bidding wars, discrimination and blanket no-pets policies
Important: This article covers England only
The Renters’ Rights Act is an England-only law. Housing legislation is devolved, meaning the other UK nations have their own entirely separate frameworks:
Scotland — abolished no-fault evictions in December 2017 via the Private Residential Tenancy. Different rules, different tribunal process. See: mygov.scot/landlord-end-tenancy
Wales — replaced Section 21 with Section 173 notices (6 months’ notice) under the Renting Homes (Wales) Act 2022. Different contract law applies. See: gov.wales/housing-law-changed-renting-homes
Northern Ireland — no equivalent reform yet in place. Landlords can still end periodic tenancies without reason with correct written notice: nidirect.gov.uk/articles/landlord-and-tenant-obligations
If you own property in Scotland, Wales or Northern Ireland, please consult the relevant national guidance rather than this article.
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What is Section 21 and why is it being abolished?
Section 21 of the Housing Act 1988 is the notice that has allowed landlords to end a tenancy without giving a reason. You serve two months’ notice, the tenant leaves, and that’s it. No explanation required.
The government’s argument for abolishing it is straightforward: too many tenants were being evicted not because they had done anything wrong, but because a landlord wanted to sell, refurbish, or simply move someone else in. Shelter’s data shows that over 43,000 households were evicted via Section 21 since the government first announced its intention to abolish it back in 2019.
Whether you think that’s a fair characterisation of how most landlords used it or not doesn’t change the outcome. Section 21 is going. Understanding what replaces it is what matters now.
The critical dates — put these in your diary now
30th April 2026
The absolute last day you can serve a valid Section 21 notice. After midnight, it is no longer possible.
1st May 2026
Section 21 is abolished. All tenancies become periodic. New possession rules take effect.
31st May 2026
Deadline to send every tenant the government information sheet. Fines up to £7,000 apply.
31st July 2026
Last date to begin court proceedings using a Section 21 notice served before May.
What happens to your existing tenancies on 1st of May?
This is the question most landlords ask first — and the answer is simpler than most people expect.
You do not need to reissue or rewrite your existing tenancy agreements. On 1st May 2026, all Assured Shorthold Tenancies in the private rented sector automatically convert to Assured Periodic Tenancies. This happens whether you do anything or not.
What does that mean in practice?
- Your tenancy has no end date. It rolls on month to month indefinitely.
- Your tenant can leave by giving you two months’ notice at any time.
- You can only end the tenancy by proving one of the legal grounds under Section 8.
- Any fixed-term remaining in your current agreement becomes irrelevant — the tenancy becomes periodic automatically.
The government information sheet — your 31st May deadline
The government is publishing an official information sheet that explains the new tenancy rules to tenants in plain English. It is due for publication in March 2026 — check gov.uk/renting-is-changing for the latest and download it as soon as it appears. Every landlord in England must then send a copy to every existing tenant.
The deadline is 31st May 2026. You can send it digitally (email is fine) or on paper. It costs nothing. But failing to do it can cost you up to £7,000 in fines.
What to do now:
- Bookmark the official guidance page and download the information sheet as soon as it is published
- Make a list of all tenants and confirm you have up-to-date contact details
- Keep a record of when and how you send the information sheet to each tenant
EXCEPTION: Verbal tenancy agreements
If your tenancy has no written record — for example, it started as a verbal agreement — you cannot send the information sheet. Instead, you must provide certain tenancy information to your tenant in writing.
The government has published guidance on what must be included. Check gov.uk/renting-is-changing for the details.
What replaces Section 21? Section 8 explained simply
Section 21 is not being replaced with a single equivalent notice. Instead, you’ll use the existing Section 8 notice — but the grounds for using it have been expanded and improved for landlords.
The key difference is this: Section 8 requires you to give a specific, legal reason for wanting your property back. And if your tenant disputes it, you’ll need to prove your case at a court hearing.
Section 8 requires a specific legal reason for possession — and you must be able to prove it if challenged.
Ground 8
Mandatory
Tenant owes at least 3 months’ rent. Court must grant possession if proven.
Ground 10 & 11
Discretionary
Rent arrears below threshold or persistent late payment
Ground 1
Mandatory
Landlord or family member moving in (4 months’ notice)
Ground 1A
Mandatory
Landlord intends to sell (4 months’ notice, restrictions apply)
Ground 14
Mandatory
Anti-social behaviour (can serve notice immediately)
Ground 4A
New
New — student HMOs only, with specific conditions
⚠️ The 12-Month Protected Period — Don't Get Caught Out
For any tenancy starting on or after 1st May 2026, certain grounds — including wanting to sell (Ground 1A) or move family in (Ground 1) — cannot be used in the first 12 months.
Important: if a tenancy started in December 2025, the 12-month clock does not reset on 1st May 2026. That tenancy is already nearly 5 months old and will be outside the protected period by December 2026.
The 12-month protection only applies to genuinely new tenancies starting on or after 1st May.
What if you want to sell your property?
This is the question we get asked most. The answer is: you can still sell, but the process is now different.
You need to use Ground 1A — the new selling ground under Section 8. Here’s how it works:
- You must give your tenant four months’ written notice – up from two months under Section 21.
- You cannot use it in the first 12 months of a new tenancy (the protected period).
- Once you’ve obtained possession using Ground 1A, you cannot let the property again for 16 months from the date of serving notice. This prevents landlords using ‘I want to sell’ as a pretext for removing tenants before reletting at a higher rent.
If you’re thinking about selling and currently have a tenant, the time to think about this is now – before 1st May. A Section 21 notice served before 30th April gives you more flexibility and a shorter notice period than Ground 1A.
To sell a tenanted property after May 2026:
- You must use Ground 1A under Section 8
- You must give at least four months’ notice
- You cannot use this ground within the first 12 months of a tenancy
- You cannot re-let the property for 16 months after using this ground
Other important changes from 1st May 2026
Section 21 is the headline, but 1st May brings several other significant changes alongside it. These are the ones that will catch landlords out if they haven’t prepared.
Rent Increases: Once a Year Maximum, Two Months' Notice
From 1st May 2026, you can only increase rent once every 12 months. When you do, you must use the formal Section 13 process — which means serving a Form 4A notice with at least two months’ warning. Any automatic rent review clause in your existing tenancy agreement will no longer apply after 1st May. Full guidance at gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/rent-increases
Your tenant has the right to challenge the increase at a First-tier Tribunal. The good news: the tribunal can no longer set a rent higher than you proposed, and any increase is no longer backdated to the notice date if challenged.
No More Rental Bidding Wars
If you’re advertising a property, you must publish a fixed asking rent. You cannot ask for, encourage, or accept bids above it. This applies to you and your letting agent. It’s designed to stop the situation where landlords and agents have been inviting tenants to bid against each other in high-demand areas.
Pets, benefits and discrimination rules
It will be illegal to refuse a prospective tenant solely because they receive benefits or have children. Blanket ‘no pets’ advertising policies will also be banned. If a tenant requests permission to keep a pet, you have four weeks to respond in writing. You can refuse — but only for a valid, documented reason.
This doesn’t mean you have to accept every tenant or every pet. It means you can’t make blanket decisions that aren’t based on specific circumstances.
Rent in Advance is Now Limited
Landlords and agents cannot demand large amounts of rent in advance beyond what is permitted under the new rules. If you’ve been asking for six months’ rent upfront as a way of managing risk with certain tenants, that practice is now restricted.
Will Evictions Be Slower After May?
Honestly — possibly, yes. The government has acknowledged concerns about court capacity, but has not committed to specific additional resources at implementation.
Currently, a possession hearing takes around 8–12 weeks from issuing a claim. Some legal experts expect this to rise to 15–18 weeks once every possession claim requires a court hearing – because the accelerated possession route (which only existed for Section 21 cases) is now gone.
The government’s implementation roadmap states they are working closely with the Ministry of Justice and HMCTS to ensure courts are prepared, but has not confirmed exact timescales or additional funding at the time of writing. You can read the full roadmap at gov.uk (search ‘Renters Rights Act implementation roadmap’).
The practical implication: if you need possession of your property for any reason after 1st May 2026, start the Section 8 process earlier than you think you need to. Build extra time into your planning.
Your action list - what to do right now
Do this in order — don’t skip steps. These are the specific actions every landlord
with residential property in England needs to complete before and immediately
after 1 May 2026.
If you are considering serving a Section 21 notice
- Act immediately. Your deadline is 30th April 2026 – that is your last chance.
- Make sure the notice is legally valid before you serve it. Common mistakes – not protecting the deposit, not providing an EPC or How to Rent guide, can invalidate a Section 21 notice. Get this checked.
- If the tenant doesn’t leave after the notice expires, begin court proceedings by 31st July 2026 at the latest.
For all landlords — before 1st May:
- Read the official government guidance. The best starting point is housinghub.campaign.gov.uk/renting-is-changing — it’s written for landlords, it’s clear, and it’s authoritative. Worth 20 minutes of your time.
- Read the full Guide to the Renters’ Rights Act at gov.uk/government/publications/guide-to-the-renters-rights-act for the complete legal picture.
- Audit your tenancies. Make a list of every property, every tenant, and the key details — start date, rent amount, and whether the deposit is protected.
- Check your deposit is protected. You cannot serve a valid Section 8 notice if the deposit is not in a government-approved scheme. If in doubt, check now.
- Review your rent increase clauses. Any automatic uplift clause in your tenancy agreement will not apply after 1st May. Remove it from any new agreements. Full rent guidance: gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/rent-increases
- Brief your letting agent. If you use one, make sure they know about all of these changes — they will need to comply on your behalf.
After 1st May - your 31st May deadline:
- Download the government information sheet from housinghub.campaign.gov.uk/renting-is-changing as soon as it’s published. It is expected in March 2026 – check regularly.
- Send it to every existing tenant by email or post. Do this promptly, don’t wait until the last week of May.
- Log the date, method, and confirmation for every tenant you contact. Keep this record.
Get the full landlord compliance toolkit
Everything you need before 1st May 2026 — in one place.
- 40-point compliance checklist
- Information sheet delivery log
- Section 8 quick reference guide
- Rent increase letter template
- Pet request response templates
- Key landlord deadlines calendar
Instant access. Download and use today.
A NOTE ON THIS ARTICLE
This article is guidance only and not formal legal advice. The Landlord Brief aims to translate complex legislation into plain English — but every landlord’s situation is different.
If you have tenants in rent arrears, a possession case in progress, or a complex tenancy arrangement, we strongly recommend speaking to a specialist landlord solicitor before acting.