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Guide to the end of Section 21 and the Renters’ Rights Act

The Renters’ Rights Act 2025 is the biggest reform to renting in England for more than thirty years. This legislation came into force on 1st May 2026 and brings an end to Section 21 ‘no-fault’ evictions.

It means that all evictions must now follow the Section 8 process, and landlords must have clear, evidence-based grounds for possession. We explore what that looks like in practice.

01.05.26

By Alice Longhurst

Section 21

What was a Section 21 ‘no-fault’ eviction?

Section 21 was a legal notice used by landlords in England to end an assured shorthold tenancy (AST) – one of the most common types of tenancy in England.

Introduced as part of the Housing Act 1988, the terms of Section 21 meant landlords did not have to give a reason for eviction, giving rise to the popular term ‘no-fault’ eviction.

However, the Renters’ Rights Act 2025 has since abolished Section 21 evictions, aiming to give tenants greater security.

The Renters’ Rights Act timeline

The scale and scope of the Renters’ Rights Act mean it will be phased in across three separate implementation periods. The most immediate changes will take place as follows:

  • 30th April 2026 – the last day that landlords can legally serve a Section 21 notice.

  • 1st May 2026 – Section 21 is abolished, and all existing and new tenancies automatically convert to assured periodic tenancies (APTs).

  • 31st May 2026 – landlords must provide tenants with a copy of the government’s Renters’ Rights Act information sheet by this date; the sheet can be downloaded from GOV.UK.

  • 31st July 2026 – this is the final date for landlords to apply to the courts for possession. Section 21 notices will not be valid after this date.

How to evict a tenant after 1st May 2026

As of 1st May 2026, you can only evict tenants using the Section 8 process, specifying the reason for the eviction (grounds for possession). Notice periods will vary depending on the specific ground, so you’ll need to make sure Section 8 notices are issued with the correct time period.

To balance out the abolition of Section 21, Section 8 grounds for possession have been amended to give landlords more specific reasons for eviction.

Amended grounds include:

  • Selling the property

  • Redevelopment

  • The landlord or family members moving in

  • At least three months of rent arrears

  • Severe anti-social or criminal behaviour

If tenants don’t leave according to the notice issued, you’ll need to apply for a possession order from the courts.

Regional differences

The Renters’ Rights Act primarily affects rental properties in England. Evicting tenants in other parts of the UK will depend on regional rules. For example, in Scotland, end dates on tenancy agreements have already been abolished, and landlords cannot evict tenants without a valid reason.

Wales has also reformed its private renting sector, and tenants must be given at least six months’ notice of eviction. Notice to leave also cannot be given within the first six months of the tenancy start date (effectively giving tenants 12 months before they can be evicted).

For more information about regional differences, visit:

Why your paperwork matters now more than ever

The abolition of Section 21 now means there’s a greater focus on landlords to prove grounds for possession and support their claim with evidence. For example, rental payments should be accurately logged to prove non-payment. Similarly, if the ground for possession is a property sale, you may need to have a solicitor’s letter as evidence.

As all evictions (except rent-only disputes) must now be heard in court, you should expect your paperwork to be scrutinised. You’ll also be expected to have carried out all your landlord responsibilities. With that in mind, it’s worth taking the time to double-check you have all your compliance paperwork in place, for example:

  • Deposit protection certificates

  • Gas safety and EPC certificates

  • Ensuring the ‘How to Rent’ guide has been given to tenants

  • Having a licence if the property is in a local authority enforced area or an HMO

You’ll also need to make sure you use the correct Section 8 form (3A), which can be downloaded from GOV.UK.

Future reforms – what else is changing for landlords?

Key changes to be aware of include:

Introduction of the Private Rented Sector (PRS) database

The second phase of the Renters’ Rights Act will be implemented in late 2026 with the introduction of the Private Rented Sector (PRS) database.

The database will be a central point of information on the Renters’ Rights Act and will serve as a register of landlords who will be required to sign up. As part of this, you’ll also need to provide basic information about your rental property, including EPC details. Certain Section 8 grounds for possession will be unavailable to landlords who haven’t signed up to the PRS database (once it has been implemented).

Introduction of the landlord ombudsman service

Also being introduced in late 2026 is the landlord ombudsman service, which will offer impartial resolution to tenant and landlord disputes. It’s also hoped that it will reduce the number of cases needing to be heard in court.

As with the PRS database, you must register with the service (even if an agent manages property on your behalf).

Extension of the Decent Homes Standard and Awaab’s Law

The third phase of the Renters’ Rights Act will be implemented between 2027-2035. During this phase, the Decent Homes Standard and Awaab’s Law (which already apply to social housing) will be extended to the private rented sector.

Both pieces of legislation focus on aspects of housing quality. The Decent Homes Standard sets overall minimum standards to help ensure properties are safe, warm, and in good repair, while Awaab’s Law puts in place strict timescales for repairing hazards, including damp and mould.

Why rent guarantee insurance is vital under the new rules

Under the new rules, the threshold for rent arrears increases from two months to three. You’ll also need to wait four weeks before you can issue a Section 8 notice for rent arrears (up from two weeks under the old Section 21 procedure).

These changes mean landlords risk greater financial vulnerability, but rent guarantee insurance can help by covering lost income. With policies from Alan Boswell Group, payments for rent arrears start after just two months, providing a valuable safety net if you rely on rental income to cover bills, such as your buy-to-let mortgage. Policies include legal expenses to cover the solicitor and court costs to implement the Section 8 notice, and also provide access to a legal advice helpline for assistance on a range of queries.

FAQs

Protect your assets with landlord insurance

The overarching aim of the Renters’ Rights Act is to provide tenants with greater security.

The abolition of Section 21, in particular, places greater emphasis on landlords to provide clear grounds for possession supported by evidence. This increased burden of proof can put landlord’s income at risk, especially as notice periods for rent arrears have been extended.

Navigating these changes successfully means that landlords should familiarise themselves with key changes and be aware of the importance of maintaining detailed records of compliance. Landlords can also mitigate financial risks with tailored rent guarantee insurance, which can help cover lost rental income and legal fees.

To find out more or speak to an expert, call a member of the team on 01603 216399.

Need help with your insurance?

If you’d like help understanding how these changes affect your properties, or would like to explore rent guarantee insurance and legal expenses insurance to better protect yourself under the new system, speak to our team over the phone or send us an email

Speak to us:  01603 216399

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