Section 21 abolished: what landlords do now
Since 1 May 2026, landlords in England can no longer evict tenants without a reason. You can still get your property back, but you need a valid ground, the right notice, and evidence to support it.
- Section 21 "no-fault" notices ended on 1 May 2026.
- Possession now uses a Section 8 notice with one or more legal grounds.
- Pre-May Section 21 notices needed court action started by 31 July 2026.
- Grounds now cover selling, moving in, or moving family in.
The main grounds landlords use
- Selling the property
- Moving in yourself, or a close family member
- Serious rent arrears
- Anti-social behaviour
- Breaches of the tenancy
Each ground has its own rules, notice periods and evidence requirements, so check the GOV.UK Grounds for possession guidance before serving a notice.
Evidence is everything now
Under Section 21, you didn't have to explain why. Under Section 8, the court will want proof. The landlords who struggle will be those whose records are scattered across texts, emails and bank statements. Keep:
- a full rent ledger showing every payment and missed payment
- copies of notices with dates of service
- records of complaints, incidents and communications
- proof you met your own obligations, like repairs and safety certificates
- your landlord database registration, once it applies in your region
How Landlord Friendly will help
- Rent ledger and arrears alerts: flags when arrears reach a level that matters.
- Dated evidence log: notices, messages, incidents and repairs in one timeline.
- Compliance proof: certificates and registration in place, so a tenant can't turn your own gaps against you.
- Export pack: everything for a property in one download, ready for your solicitor.
Frequently asked questions
Can landlords still use Section 21?
No. Section 21 notices were abolished in England from 1 May 2026. Landlords now need a legal ground for possession and must serve a Section 8 notice.
What if I served a Section 21 notice before 1 May 2026?
For a Section 21 notice served before 1 May 2026 to remain valid, court action had to begin by 31 July 2026.
Can I still get my property back to sell it or move in?
Yes. The possession grounds were extended to cover landlords who want to sell, move in themselves, or move in close family. Notice periods and restrictions apply, so check the current GOV.UK guidance.
What about rent arrears?
Serious rent arrears remain a ground for possession. Accurate, dated arrears records are key evidence.
Does the landlord database affect possession?
Yes. An unregistered landlord cannot serve a valid Section 8 notice once the database applies in their region, apart from limited anti-social behaviour grounds.
Related: Renters' Rights Act guide ยท Rent increase rules
Official sources
Last reviewed 25 October 2026. This guide is general information for landlords in England, not legal, tax or insurance advice. Rules change, so check the official sources before acting.