Section 21 Abolished: What Landlords Must Do Now

The Renters' Rights Act has delivered the biggest shake-up of the private rented sector in over 30 years: Section 21 "no-fault" evictions have been abolished. If you're a landlord, the way you regain possession of your property has fundamentally changed — here's what you need to know and do.

What's changed

For years, Section 21 of the Housing Act 1988 let landlords end an assured shorthold tenancy without giving a reason, once any fixed term had ended. The Renters' Rights Act abolishes that route. In its place:

• No more no-fault evictions — you now need a valid legal ground to seek possession.
• Assured shorthold tenancies move to periodic tenancies — fixed terms as the default are being phased out, with tenancies rolling on a periodic basis.
• Possession runs through Section 8 — you serve notice citing a specific ground, and if the tenant doesn't leave, you apply to court.

How you can regain possession now

The only route is the Section 8 process: serve a Section 8 notice that states the legal ground(s) you're relying on, give the correct notice period for that ground, and — if needed — apply to the court for a possession order with supporting evidence. Some grounds are mandatory (the court must grant possession if proven); others are discretionary (the court weighs it up).

The main Section 8 grounds landlords use

• Selling the property — a ground for landlords who genuinely intend to sell (with conditions and a qualifying period).
• Moving in — where the landlord or a close family member wants to live in the property.
• Serious rent arrears — a mandatory ground where arrears reach the defined threshold.
• Anti-social behaviour — strengthened grounds for dealing with problem tenants.
• Breach of tenancy — where the tenant has broken the terms of the agreement.

Each ground has its own notice period and evidence requirements, and some carry restrictions (for example, re-letting limits after using the "selling" or "moving in" grounds). Because getting the ground, notice and process exactly right now matters far more than under the old Section 21, many landlords take legal advice before serving notice.

Periodic tenancies & other changes

The reforms go beyond evictions. Landlords should also be aware of changes around periodic tenancies, the process for rent increases (typically via a prescribed statutory route once a year), new rules on responding to pet requests, a landlord ombudsman, and a private rented sector database that landlords will need to register on. Exact timings for each element are being rolled out in stages.

Why compliance certificates matter more than ever

Here's the part many landlords miss: possession and compliance are linked. If you haven't provided required documents — a valid gas safety record, the EPC, the EICR, the government's "How to Rent" guide — your ability to regain possession can be jeopardised. Under the new regime, with no Section 21 fallback, watertight compliance is essential. Make sure every certificate is valid and properly served:

• The full list of certificates every landlord needs
• EPC C by 2030 — the new energy standard
• Free compliance checker — see what's due

Your action checklist

1. If you hold an old Section 21 notice, check the transition deadline on GOV.UK and start any court claim before it lapses.
2. Get familiar with the Section 8 grounds relevant to your situation.
3. Audit your compliance — gas, EICR, EPC, alarms, How to Rent guide — and fix any gaps now.
4. Review your tenancy paperwork for the move to periodic tenancies.
5. Plan ahead for the PRS database registration and the new rent-increase process.

Frequently asked questions

Has Section 21 really been abolished?

Yes — the Renters' Rights Act has ended Section 21 no-fault evictions. Possession now requires a Section 8 ground.

How do I evict a tenant now?

Serve a Section 8 notice citing a valid ground (e.g. arrears, anti-social behaviour, selling or moving in), with the correct notice period, then apply to court if necessary.

What about a Section 21 notice I already served?

Transition rules give a limited window to start a court claim on pre-abolition notices. Check the exact deadline on GOV.UK and act promptly.

The Renters' Rights Act is being implemented in stages and exact dates and procedures may change. Always verify the current position on GOV.UK and seek legal advice for your specific circumstances before acting.