Section 21 is abolished — but some old notices still apply

From 1 May 2026, landlords can no longer serve a section 21 'no-fault' notice to end your tenancy. But if your landlord served one before that date, different rules apply. This guide explains what those rules are and what you can do.

Renters' Rights Act 2025

Section 21 is abolished — but some old notices still apply

Section 21 abolished — no new no-fault notices can be served

Valid section 21 notices served before 1 May 2026 retain limited effect

You can challenge whether a pre-May notice was validly served

What changed on 1 May 2026

abolished section 21 of the Housing Act 1988 from 1 May 2026. From that date, landlords in England can no longer issue a no-fault eviction notice — a notice that required you to leave simply because the landlord wanted the property back, with no reason given.

All private tenancies that existed on 1 May 2026 automatically converted to assured periodic tenancies with no fixed end date. Your landlord must now use one of the reformed possession grounds to recover the property — for example, because you have not paid rent, or because they genuinely need to sell.

If your landlord served a section 21 before 1 May 2026

A section 21 notice served before 1 May 2026 may still have legal effect during a transitional window, but only if it was validly served in the first place. Many section 21 notices fail on technical grounds that tenants do not know to check. Before accepting that you must leave, you should verify:

If the landlord failed on any of these requirements, the section 21 notice is invalid regardless of when it was served.

What to do if you receive a court claim

If your landlord has already started possession proceedings in court based on a pre-May section 21 notice, you have the right to defend the claim. You can file a defence raising any defects in the notice. The court will not grant possession if the notice was invalid.

If you have received a claim form from the court, you typically have 14 days to file a defence. Do not ignore the paperwork — failing to respond does not mean the case goes away.

• Check the date on your section 21 notice — was it served before or after 1 May 2026?
• If before 1 May, go through the validity checklist above
• If you have received court papers, file a defence before the deadline
• Contact Shelter or Citizens Advice for free housing advice if you are unsure

This page is for information only. Nothing here is legal advice. If you are facing eviction, contact

as soon as possible.