Section 21 notice

The former “no-fault” eviction notice, abolished on 1 May 2026. Here is what replaced it, what happens to notices served before the change, and how to check whether paperwork you have received is still valid.

Can my landlord still serve a Section 21 notice?

No. Section 21 of the Housing Act 1988 was repealed by the Renters' Rights Act 2025, and no new Section 21 notice can be served on or after 1 May 2026. A landlord who wants to end a tenancy now has to use a Section 8 notice and prove one of the statutory grounds for possession.

I was served a Section 21 notice before 1 May 2026 — is it still valid?

It can still be relied on, but only within strict deadlines set by the transitional rules. The last date for a landlord to issue a Section 21 possession claim at court based on a notice served before the abolition date was 31 July 2026. Check the date on any court paperwork carefully and treat every deadline as final — do not assume an old notice remains usable indefinitely.

Does this mean I can never be asked to leave?

No. Landlords can still recover possession, but only by using a Section 8 notice and proving one of the statutory grounds — for example rent arrears, selling the property, or moving in themselves or a close family member. The change is that a landlord must now give and prove a reason; they can no longer evict without one.

Do I need to leave as soon as I get a Section 8 notice?

No. A Section 8 notice only starts the process — it is not a court order. If you do not leave voluntarily, your landlord has to apply to court for a possession order, and only a court can lawfully require you to leave. Attempting to remove you without a court order and bailiff enforcement is an illegal eviction.

Does the abolition of Section 21 apply to every type of tenancy?

It applies to assured and assured shorthold tenancies in the private rented sector in England, which cover the great majority of private tenants. Some tenancy types sit outside the assured tenancy regime — for example certain lodger arrangements or company lets — and are not affected in the same way. If you are unsure which category your tenancy falls into, check your tenancy agreement and, if needed, the relevant GOV.UK guidance.

What should I do if I am unsure whether a notice I have received is valid?

Check the date it was served, which section of the Housing Act 1988 it relies on, and whether it correctly states the ground being used. A notice that cites Section 21, or that is dated after the relevant deadlines, may not be valid. If in doubt, do not treat the notice as automatically effective — get the specific dates confirmed against current GOV.UK guidance before making any decision about moving out.

Renters' Rights · Glossary

The former “no-fault” eviction notice, abolished on 1 May 2026. Here is what replaced it, what happens to notices served before the change, and how to check whether paperwork you have received is still valid.

Last reviewed: July 2026

Renters' Rights track

was the notice that let a landlord in England end an assured shorthold tenancy without giving a reason. It was repealed by the Renters' Rights Act 2025 and can no longer be served on or after 1 May 2026 — landlords now have to use a Section 8 notice and prove a statutory ground.

Where this comes from

Housing Act 1988, section 21 (repealed)

— the former no-fault possession route for assured shorthold tenancies.

Renters' Rights Act 2025

— received Royal Assent on 27 October 2025; the bulk of the Act, including Section 21 abolition, took effect from 1 May 2026.

Renters' Rights Act 2025 implementation roadmap

— gov.uk guidance on transitional dates and rollout.

What changed on 1 May 2026

For decades, a Section 21 notice let a landlord recover possession of a property let on an assured shorthold tenancy without giving any reason, provided certain procedural conditions were met — protecting the deposit correctly, giving the tenant the required information, and observing minimum notice periods. Tenants could be asked to leave even where they had done nothing wrong and paid rent on time throughout.

The Renters' Rights Act 2025 abolished that route entirely. Since 1 May 2026, every assured tenancy in the private rented sector became periodic, fixed-term assured shorthold tenancies stopped being issued, and Section 21 was removed from the statute book. A landlord who wants a tenant to leave now has to serve a Section 8 notice and rely on one of the statutory grounds for possession — for example rent arrears, a decision to sell the property, or a landlord or close family member moving in. The defining change is simple: landlords must now state and, if challenged, prove a reason.

Key transitional dates

These dates come from the government's published implementation timetable and are correct as of this page's last review. Because secondary legislation and guidance can be updated, always check the current position on GOV.UK before relying on a specific deadline.

How this affects you if you received a notice before the change

If your landlord served a Section 21 notice before 1 May 2026, it does not automatically become invalid the moment the Act came into force — the transitional rules gave landlords a limited window to act on notices already served. That window has now closed for issuing a fresh court claim, so a notice that was not followed up in time is likely to have lapsed. If you are dealing with older paperwork, check the date it was served, the deadline that applied to it, and whether your landlord actually issued a court claim before that deadline passed.

If your landlord has not gone to court, a Section 21 notice on its own is not enough to require you to leave. Only a court order, followed by bailiff enforcement if necessary, can lawfully end your right to occupy the property. Leaving because a notice landed on your doormat, without checking whether it is still capable of being acted on, can mean giving up a home you were not legally required to leave.

How it works in practice

A tenant on a periodic tenancy receives a letter from their landlord in June 2026 stating that the tenant must leave within two months, with no reason given, referring only to “ending the tenancy” in general terms.

Because Section 21 no longer exists after 1 May 2026, this letter cannot be a valid Section 21 notice regardless of what it is called. For the landlord to lawfully seek possession, they must serve a proper Section 8 notice that names a specific statutory ground — for example rent arrears or an intention to sell — and follow the correct notice period for that ground. Simply asking a tenant to leave with no stated reason has no legal effect after the abolition date.

The tenant checks the letter against the requirements for a valid Section 8 notice, finds it names no ground and cites no statutory provision, and reasonably treats it as having no legal force. They continue paying rent as normal and keep a copy of the letter and their response in case the matter is later disputed.

Common misconceptions

Frequently asked questions

Sources & further reading

Received a possession notice?

Start My Claim helps you check whether a notice is valid and organise your evidence and response.

Last reviewed: July 2026.

References checked against the Renters' Rights Act 2025 implementation timetable, in force from 1 May 2026.

This page is explanatory only and is not legal advice. Start My Claim is self-service software, not a law firm — its tools help you build and run your own case.