The End of Section 21: What It Means for Landlords and Tenants

Section 21 Notice Abolished: What It Means for Landlords and Tenants

Learn what the end of Section 21 means for landlords and tenants and how one could prepare for the post-section 21 era.

November 6, 2025

For years, Section 21 of the Housing Act 1988 has allowed landlords in England to evict tenants without providing a specific reason, as long as proper notice was given. Commonly known as the “no-fault eviction notice,” it has been one of the most debated aspects of UK housing law — seen by some as a necessary tool for landlords, and by others as a source of insecurity for tenants.

Now, with the UK Government’s plan to abolish Section 21 notice, the rental landscape is on the verge of a major shift. Both landlords and tenants must understand what this means for their rights, responsibilities, and future tenancies.

What Is Section 21?

Section 21 enables landlords to repossess their property at the end of an assured shorthold tenancy (AST) without having to prove tenant wrongdoing. The landlord only needs to provide the correct notice period — usually two months — and follow prescribed procedures.

These notices have long been a standard part of property management communication. When a tenancy ends, landlords issue a Section 21 notice to formally inform the tenant that possession of the property will be required after the notice period.

The format and wording of these notices are legally defined, and landlords must ensure they are served correctly for them to be valid. Errors in the notice, such as incorrect dates or missing details, can render it invalid, forcing landlords to start the process again.

Why Is Section 21 Being Abolished?

The government’s decision to remove Section 21 stems from growing concerns about housing stability. Critics argue that no-fault evictions have left many renters vulnerable, discouraging them from reporting maintenance issues or asserting their rights for fear of eviction.

Under the proposed changes within the Renters (Reform) Bill, all Section 21 powers will be revoked. This means landlords will no longer be able to evict tenants without giving a reason. Instead, they will need to rely on Section 8 of the same Act, which allows eviction only when valid grounds exist, for example, rent arrears, property damage, or the landlord’s need to sell or move back in.

The intention is to create a fairer, more transparent rental system, where tenants enjoy greater security while still allowing landlords to recover their properties under legitimate circumstances.

How the Abolition of Section 21 Notice Will Affect Landlords

For landlords, the removal of Section 21 represents a significant adjustment. It removes the safety net that allowed them to regain possession swiftly and predictably at the end of a tenancy. Instead, landlords will need to rely on Section 8 and demonstrate valid grounds for possession — supported by evidence.

This change will likely mean:

Longer eviction timelines, since disputes may require court intervention.
More structured tenancy management, with accurate records of communications and tenant conduct.
A greater focus on tenancy agreements, ensuring they clearly outline expectations and obligations.

However, landlords are not left without protection. The government has committed to expanding the list of reasonable grounds for possession, including new provisions for landlords wishing to sell or move back into the property.

While this reform tightens some processes, it also professionalises the sector, encouraging landlords to adopt stronger documentation and proactive management practices.

What Does Section 21 Notice Abolished Means for Tenants?

For tenants, the abolition of Section 21 notice offers some much-needed security. No-fault evictions have often disrupted families, schooling, and employment, leaving renters feeling uncertain about their living situation.

Once Section 21 is gone, tenants can expect:

Greater stability, knowing they cannot be asked to leave without valid reason.
Improved confidence in reporting repairs or property issues.
Longer-term tenancies, promoting community stability and personal planning.

However, this also means tenants must uphold their side of the agreement — paying rent on time, maintaining the property, and following tenancy rules — since landlords will still have clear legal routes to possession under Section 8.

Will There Be Fewer Letters and Formal Notices for Section 21 Abolishment?

Yes — significantly fewer. With the abolition of Section 21, the familiar “no-fault eviction letter” will become largely obsolete. Landlords will no longer send routine Section 21 notices as a tenancy winds down.

Instead, any notice to quit will be grounded in specific causes, typically framed under Section 8, where landlords must detail the grounds and supply supporting evidence. This shift means tenants will receive fewer impersonal or pre-emptive notices — reducing confusion and anxiety among renters.

For landlords, this change simplifies paperwork in some ways but raises the stakes for accuracy. Every notice or eviction attempt will now carry stricter procedural requirements, making compliance even more critical.

Preparing for the Post-Section 21 Era

Whether you’re a landlord or a tenant, preparation is key. Landlords should start reviewing their current tenancy management practices to ensure they comply with future legislation. This includes updating tenancy agreements, verifying deposit protection compliance, and maintaining clear communication records.

Tenants, meanwhile, should familiarise themselves with their rights and responsibilities, and maintain transparency with landlords regarding rent payments and property issues.

As the reforms take effect, both sides will benefit from understanding the upcoming procedural changes and adjusting accordingly.

Wrapping Up Abolishment of Section 21

The end of Section 21 marks a defining moment in the UK’s private rental sector. For tenants, it promises stability and fairness. For landlords, it introduces new challenges that require diligence and professionalism.

While the familiar flow of Section 21 notices and letters will soon fade, the goal is to create a more balanced rental market — one that rewards good practice, mutual respect, and accountability.

If you’re a landlord seeking guidance on how to adapt to these changes or need professional help reviewing your tenancy and compliance documentation, RentalBux is here to assist. Together, we can help you transition confidently into the post-Section 21 landscape.

End of Section 21 : Answers to your FAQs

How to Evict Tenants After Section 21 Is Abolished?

Landlords will have to use a Section 8 notice, showing a valid reason such as rent arrears, anti-social behaviour, or needing to sell or move into the property.

When Will Section 21 Be Scrapped?

There’s no confirmed date yet, but the government plans to abolish Section 21 under the Renters’ Rights Bill, expected to take effect around 2026 once passed into law.

Can Landlords Still Serve a Valid Section 21 Notice?

Yes, until the new law starts. Landlords can still serve Section 21 notices if they meet all current requirements and use the correct procedure.

Can a Tenant Leave Before the End of Section 21?

Yes, tenants can move out earlier if they wish. They should inform the landlord and agree on the move-out date to avoid rent or deposit disputes.

What Makes a Section 21 Notice Invalid?

A Section 21 notice is invalid if your landlord hasn’t followed the legal rules. For example, if your deposit wasn’t protected, you didn’t get a valid How to Rent guide, or the notice wasn’t served on the correct Form 6A. In these cases, the landlord can’t legally evict you using that notice.