When did section 21 get abolished?

Section 21 was abolished on 1 May 2026 when the Renters' Rights Act 2025 came into force. From that date, landlords in England cannot serve a section 21 notice for any tenancy — whether new or existing. Any section 21 notice served on or after 1 May 2026 is invalid.

Is it the 'abolition' or the 'abolishment' of section 21?

Abolition is the correct term — it's the word used in the Renters' Rights Act 2025 itself and by the Ministry of Housing, Communities and Local Government. You'll sometimes see 'abolishment' used informally to mean the same thing, but it doesn't appear in the legislation. Either way, the effect is identical: section 21 no longer exists as a way to end a tenancy in England.

My landlord served a section 21 notice before 1 May 2026. Is it still valid?

Not any more. Notices served before 1 May 2026 had a transitional window, but the landlord had to apply to court by 31 July 2026, or within six months of giving the notice, whichever came first. Both deadlines have now passed. If your landlord did apply in time, that claim can still run its course and you can defend it. If they did not, the notice cannot be used and they must start again under Section 8.

What does my landlord have to do now instead?

Your landlord must serve a Section 8 notice citing one or more specific legal grounds for possession under Schedule 2 of the Housing Act 1988 (as amended by the Renters' Rights Act 2025). They must then apply to the county court for a possession order. You have the right to defend the claim at a court hearing.

Can my landlord evict me for no reason at all now?

No. This is the entire point of abolishing section 21. Your landlord now needs a valid legal reason — a ground for possession — to evict you. If they do not have one, the court will not grant a possession order. You cannot be evicted simply because your landlord wants the property back.

Does abolishing section 21 apply to Scotland and Wales?

Scotland abolished equivalent no-fault evictions in 2017 under the Private Housing (Tenancies) (Scotland) Act 2016. Wales abolished section 21 on 1 December 2022 under the Renting Homes (Wales) Act 2016. The Renters' Rights Act 2025 applies to England only.

Section 21 is abolished. Your landlord needs a reason to evict you.

The abolition of section 21 no-fault evictions took effect on 1 May 2026 under the Renters' Rights Act 2025. What it means for your tenancy.

What to do if you receive an invalid Section 21 notice

Steps to take if your landlord serves a Section 21 notice after abolition on 1 May 2026.

Check the date on the notice

Any Section 21 notice served on or after 1 May 2026 is invalid. Check the date at the top of the notice.

Do not leave voluntarily

An invalid notice has no legal force. You are not required to vacate — only a court possession order can require you to leave.

Write to your landlord

Inform your landlord in writing that their notice is invalid because Section 21 was abolished on 1 May 2026 under the Renters's Rights Act 2025.

Contact your local council

Report the invalid notice to your council housing team. They can take enforcement action against landlords who attempt to use abolished notices.

Apply for a rent repayment order

If your landlord is using an invalid notice as part of a pattern of harassment, you may be able to apply for a Rent Repayment Order at the First-tier Tribunal.

The transitional window has closed.

Section 21 was abolished on 1 May 2026. A notice served before that date had to reach court by 31 July 2026, or six months from the day it was given, whichever came first. No new possession claim can be brought on a section 21 notice. A claim issued before the deadline can still run — and you can defend it.

What changed on 1 May 2026

The end of no-fault eviction.

What happens if I received a section 21 notice?

If you received a section 21 notice

, there was a transitional window during which your landlord could still take it to court. That window closed on 31 July 2026 — or six months from the day the notice was given, if that came first. If your landlord did not issue proceedings in time, the notice can no longer be used. If they did, the claim can still go ahead, and you have the right to defend it.

on or after 1 May 2026

, it is unlawful. You do not have to comply with it. Your landlord cannot use it to start court proceedings. If they attempt to harass or pressure you to leave on the basis of an invalid notice, that conduct may itself be an offence under the Protection from Eviction Act 1977.

In either case, a notice alone does not mean you have to leave. Your landlord must obtain a court order — and you have the right to defend any possession claim.

If your landlord is threatening eviction

Ask them to show you a Section 8 notice on the prescribed form, citing a specific legal ground. If they cannot, they have no legal basis to proceed. Start My Claim can check the notice and help you build a defence if one is served.

Why was section 21 abolished?

A section 21 notice let a landlord end a tenancy with two months’ notice and no reason given at all. Housing charities including Shelter and Generation Rent argued for years that this left tenants unable to complain about disrepair, challenge a rent increase, or ask for basic repairs without risking a retaliatory eviction.

The bill that became the Renters’ Rights Act 2025 was introduced in the House of Commons on 11 September 2024 and received royal assent on 27 October 2025. The abolition of section 21 was the first part of the Act to take effect, commencing on 1 May 2026 — with further measures, including a national landlord registration database (expected late 2026), following through the rest of the year.

If you received a notice before 1 May 2026

Was your section 21 notice validly served?

A section 21 notice served before 1 May 2026 could only be relied on if it was validly served in the first place. That still matters: if your landlord issued a possession claim before the 31 July 2026 deadline, the claim is live and the notice behind it can still be challenged. Many notices fail on technical grounds tenants don’t know to check. Before assuming you have to leave, verify each of the following:

If your landlord failed on any of these requirements, the section 21 notice is invalid regardless of when it was served — and a possession claim built on it can be defended on that basis.

What if I’ve already received a court claim?

If your landlord has started possession proceedings in court based on a pre-1 May 2026 section 21 notice, you have the right to defend the claim. You can raise any defects in the notice as your defence, and the court will not grant possession if the notice was invalid. If you have received a claim form, you typically have 14 days to respond — do not ignore it. Failing to respond does not make the claim go away, and it can weaken your position at the hearing.

What landlords must do instead

Section 8 possession grounds — explained.

Your landlord can only seek possession by serving a Section 8 notice on the prescribed form, citing one or more of the 18 grounds listed in Schedule 2 of the Housing Act 1988. They must then apply to the county court. The main grounds you are likely to encounter are:

Rent arrears of 3+ months (or 13+ weeks for weekly tenancies) at both the notice date and hearing date — thresholds tightened by the RRA 2025. Notice period: 4 weeks.

Some rent unpaid. Notice: 4 weeks. Court must be satisfied possession is reasonable in all the circumstances.

Anti-social behaviour by the tenant or visitors. No minimum notice period — landlord can apply to court immediately.

Landlord or family member needs the property as their home (Ground 1) or landlord intends to sell (Ground 1A). Notice: 4 months. Cannot be used in the first 12 months of the tenancy.

For mandatory grounds, the court must grant possession if the ground is made out. For discretionary grounds, the court also weighs whether it is reasonable to grant possession given your full circumstances — your vulnerability, family situation, health, and the consequences of homelessness all count.

Received a possession notice? Build your defence.

Start My Claim checks your Section 8 notice for procedural defects, identifies your strongest defences, and prepares your written response for the county court. Fixed fee £229.

Sources: Renters’ Rights Act 2025, ss.1–5 (abolition of s.21) · Housing Act 1988, s.21 (repealed) · Housing Act 1988, Schedule 2 (Section 8 grounds, as amended) · MHCLG: The Renters’ Rights Act Information Sheet 2026 (updated 1 June 2026; assets.publishing.service.gov.uk/media/69bc04b8f7b1c24d8e23ce60/) · Protection from Eviction Act 1977, s.1 · UK Parliament: Renters’ Rights Act 2025 Bill stages (bills.parliament.uk/bills/3764/stages)

Not legal advice. Start My Claim is document-assembly software, not a law firm. This guide is general information only — for advice on your situation, consult a qualified housing solicitor, Shelter, or Citizens Advice.