What is Section 21?
Section 21 was the legal route that allowed landlords to seek possession of a property without giving a specific reason, provided they followed the correct notice process. It became known as the “no-fault eviction” route. From 1 May 2026, that route can no longer be used for assured tenancies in England.
What changed on 1 May 2026?
The biggest change is that the old Assured Shorthold Tenancy (ASTs) system has ended. From 1 May 2026, assured shorthold tenancies are abolished and private rented tenancies in scope move into a periodic tenancy model instead. In practice, this means most tenancies continue on a rolling basis rather than ending automatically at the end of a fixed term.
Government guidance also says that existing fixed terms convert into periodic tenancies, and landlords can no longer serve new Section 21 notices or old-style Section 8 notices after the change takes effect.
What this means for landlords?
From 1 May 2026, landlords in England can no longer use Section 21 to end most private tenancies. If they want to recover possession, they must now rely on a valid legal ground and follow the correct legal process.
Landlords still have routes to possession, including in cases such as rent arrears, anti-social behaviour, selling the property or moving in themselves where the legal conditions are met. At the same time, landlords need to adapt to the new periodic tenancy model, updated rent increase rules and wider compliance requirements.
Overall, the change marks a shift towards a more structured and regulated rental market, where clear procedures and good tenancy management are increasingly important.
What does the abolition of Section 21 mean for renters?
For renters, the end of Section 21 should bring more stability and predictability. A landlord can no longer simply rely on a no-fault route to recover possession. Instead, if they want to end a tenancy, they must use a lawful ground and follow the correct process. Those grounds can include issues such as serious rent arrears, anti-social behaviour, or circumstances where the landlord intends to sell or move into the property, where the legal conditions are met.
It also means the sector is moving towards a more structured framework, where tenancy rights, rent increases and possession rules are intended to be clearer for both tenants and landlords. The official tenant information sheet confirms that rent review clauses cannot be used for new rent increases after 1 May 2026, and landlords must instead use the legal Section 13 process, with increases limited to once per year and at least two months’ written notice.
Can a landlord still evict a tenant in England?
Yes — but not through Section 21.
The abolition of Section 21 does not mean a tenancy can never be ended. It means landlords must now rely on a valid legal ground for possession. If a landlord wants to regain possession, they must use the appropriate ground and, where necessary, follow the court process.
That is an important distinction for renters: the law has removed the no-fault route, but it has not removed the legal process for possession altogether.
What happens to existing tenancy agreements?
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The new rules do not only affect brand new tenancies. Government guidance says that tenancies previously known as Assured Shorthold Tenancies automatically become Assured Periodic Tenancies instead, and the tenancy does not end just because of that change.
There is one key exception worth flagging clearly. If a landlord served a possession notice under Section 8 or Section 21 before 1 May 2026, the previous rules may still apply to that case, and the landlord may still be able to take the matter through the courts under the earlier framework.
What should renters do now?
For most tenants, the practical next step is to understand how the new framework affects their tenancy and any notice they receive. If you are renting in England, it is worth keeping copies of your tenancy agreement, any written notices and any communication about rent increases or possession. If you are unsure whether a notice is valid, seek advice quickly. This is especially important where a landlord says they served notice before 1 May 2026, because transitional rules may apply.
Landlords and letting agents are also under a legal duty to provide tenants with written information about the new rules by 31 May 2026 in many cases.
Looking ahead: what comes next for renters?
The abolition of Section 21 is one of the most significant changes, but it is not the final stage of reform. The government’s implementation roadmap says later phases are expected to introduce the PRS Database and PRS Landlord Ombudsman from late 2026, followed by further changes such as the Decent Homes Standard and Awaab’s Law for the private rented sector.
That gives this page a stronger forward-looking message: the end of Section 21 is not just a legal milestone, but part of a broader shift towards a more transparent, better regulated private rented sector in England.
