Section 21 notice abolished: what landlords do now
Section 21 "no-fault" eviction ended for private tenancies in England on 1 May 2026, when Part 1 of the Renters' Rights Act 2025 came into force. Old notices had a last window that closed on 31 July 2026. Every new eviction now goes through section 8.
Information, not legal advice. Know Your Let is not a law firm and does not act in court cases. We can help with the notice stage (see pricing); court claims and hearings are for you or a solicitor.
Key dates
| Before 1 May 2026 | Section 21 notices (Form 6A) could be served. |
| 1 May 2026 | No new section 21 notices. Assured shorthold tenancies became assured periodic tenancies. |
| 31 July 2026 | Last day to start court proceedings on a section 21 notice served before 1 May (or earlier, if the notice expired first). |
| From 1 August 2026 | No section 21 claims can be started. Existing claims continue; if one is dismissed, the tenancy carries on under the new rules. |
The switch in the courts
Private landlord possession claims in England by route, from court-level MoJ figures:
| Quarter | Accelerated (section 21) | Standard (mostly section 8) |
|---|---|---|
| Q3 2024 | 8,412 | 7,446 |
| Q4 2024 | 7,681 | 6,750 |
| Q1 2025 | 7,344 | 6,998 |
| Q2 2025 | 7,255 | 6,914 |
| Q3 2025 | 7,110 | 6,944 |
| Q4 2025 | 6,346 | 6,521 |
| Q1 2026 | 6,456 | 7,246 |
| Q2 2026 | 8,450 | 7,267 |
Sum of courts in England in our court list; MoJ Mortgage and landlord possession statistics, April to June 2026. National totals published by MoJ may differ slightly.
What replaced section 21
- Selling: Ground 1A – 4 months' notice, not within the first 12 months of the tenancy.
- Moving in yourself or family: Ground 1 – same timings.
- Rent arrears: Grounds 8, 10 and 11 – 4 weeks' notice.
- Behaviour, damage or breach: Grounds 7A, 12, 13, 14, 15 and 17.
The key difference: you must prove the ground, and every section 8 claim goes to a hearing. See all grounds.
Tenant refusing to leave after a section 21 notice
If you started proceedings in time, the claim continues: a possession order, then a warrant for bailiffs if the tenant stays (see bailiffs). If you didn't issue by the deadline, the notice is dead: serve a section 8 notice if a ground applies.
Common questions
Is section 21 abolished?
Yes, in England. From 1 May 2026 landlords cannot serve a section 21 notice. Tenancies became assured periodic tenancies and possession needs a section 8 ground.
Can I still use a section 21 notice I served before 1 May 2026?
Only if you started court proceedings by the earlier of the date the notice ran out and 31 July 2026. If the earliest date for proceedings fell on or after 1 August 2026, the notice cannot be used.
My section 21 claim was dismissed – what now?
The tenancy continues as an assured periodic tenancy under the new rules. To seek possession you need a section 8 notice on Form 3A and a ground.
What is a no-fault eviction?
Eviction without the landlord having to give a reason – which is what section 21 allowed. It no longer exists for private tenancies in England.
How much did a section 21 notice cost?
Nothing to serve yourself; the accelerated court claim cost a court fee. That route is closed for new cases – see current eviction costs.
Related guides
Everything else that changed.Section 8 notice →
The route that replaced section 21.How to evict a tenant →
The full 2026 process.Renters' Rights Act timeline →
Dates still to come.
Sources
- GOV.UK: Giving notice of possession to tenants before 1 May 2026
- GOV.UK: Repossessing your privately rented property after 1 May 2026
- GOV.UK: Guide to the Renters’ Rights Act
- MoJ: Mortgage and landlord possession statistics, April to June 2026
Last checked 28 Sep 2026. Figures and fees change; check the official source before you act.