Section 21 Evictions Abolished: What This Means for Landlords and Tenants

What is Section 21?

Section 21 of the Housing Act 1988 has long given landlords in England the right to evict tenants without providing a specific reason—often called a “no-fault eviction.” It allowed landlords to regain possession of a property at the end of a fixed-term tenancy or during a periodic tenancy, provided they gave two months’ notice and followed the correct legal process.

For tenants, this provision created insecurity and instability. A tenant could be removed from their home with little warning, even if they had always paid rent on time and abided by their tenancy agreement.

What’s Changing?

Under the government’s upcoming Renters’ Rights Bill, Section 21 will be abolished entirely in England. Landlords will no longer be allowed to evict tenants without a legally valid reason. Instead, they must rely on Section 8 of the Housing Act, which requires landlords to prove a legitimate ground for repossession, such as:

Rent arrears
Anti-social behaviour
Selling the property
Moving a family member into the home

These grounds will be revised and broadened to make them more practical for landlords to use, ensuring that landlords can still regain possession when absolutely necessary—but only with due cause.

When Will This Happen?

As of July 2025, the Renters’ Rights Bill has passed its Third Reading in the House of Lords and is expected to receive Royal Assent by September 2025. The abolition of Section 21 is expected to come into force early in 2026, likely with a phased rollout and detailed guidance for landlords.

What This Means for Landlords

Landlords will no longer be able to end a tenancy “just because” they want to. From early 2026, they must:

Use valid Section 8 grounds to regain possession
Provide evidence (e.g., proof of property sale or persistent rent arrears)
Potentially attend court or tribunal if the tenant disputes the notice

While this adds procedural layers, the government promises reforms to Section 8 that make it “fair and workable” for landlords. For instance, expedited proceedings for landlords who wish to sell or move back in themselves.

Landlords will also need to:

Review current tenancy termination practices
Be ready to demonstrate compliance with all tenancy laws (deposit protection, licensing, etc.)
Avoid retaliatory evictions, which will become harder to justify under new rules

What This Means for Tenants

Tenants gain greater housing security. From 2026:

They cannot be removed without cause
Landlords must go through a formal process to evict
It will be safer to raise complaints or request repairs without fear of being evicted in retaliation

The removal of Section 21 is seen as a major victory for tenant rights groups and charities, who argue it will reduce homelessness, protect vulnerable renters, and encourage landlords to keep properties in good repair.

Is This Fair?

The government argues the changes strike a balance: ending “unjust” no-fault evictions, while ensuring landlords retain control over their property when they have legitimate reasons. Some landlord groups have raised concerns about delays in the courts, which the government says it is addressing through investment in digital systems and tribunal reform.

Final Thoughts

The end of Section 21 marks a fundamental shift in the private rented sector. Landlords must prepare for a more regulated, evidence-based eviction process, while tenants will enjoy significantly more stability in their homes.

Next steps for landlords:

Learn the updated Section 8 grounds
Keep meticulous records (e.g., rent payments, tenancy violations)
Review tenancy agreements and seek legal advice where needed

About LuArl Nest Estate Agents

At LuArl Nest, we believe in clear, honest service for both tenants and landlords.

Whether you’re looking to rent your next home or find the perfect tenant, our team is here to guide you every step of the way.

📧 Contact us today at info@luarnest.co.uk or visit www.luarnest.co.uk to find out how we can help you!