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

Since 1 May 2026, no-fault evictions under section 21 of the Housing Act 1988 are unlawful in England. Your landlord can no longer serve a section 21 notice — for any reason, on any tenancy, old or new. This is the most significant change to renters’ rights in a generation.

Section 21 Abolished

In force since 1 May 2026

Section 21 is abolished.

Your landlord needs a reason to evict you.

If you have received a section 21 notice, or if your landlord is threatening to evict you, this page explains exactly what has changed and what your rights are now.

Deadline: 31 July 2026.

If your landlord served a section 21 notice before 1 May 2026, they must issue possession proceedings by 31 July 2026. After that date the notice is unenforceable — no court can grant possession on it, regardless of when it was served.

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 is a transitional window during which your landlord could still seek to enforce it in court. However, that window closes on 31 July 2026. After that date, no section 21 notice can be enforced regardless of when it was served.

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.

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

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.