Has section 21 ended in England?

Yes. From 1 May 2026, private landlords in England can no longer give section 21 no-fault eviction notices for existing or new private tenancies. Landlords normally need a section 8 notice using a valid possession ground.

Can a landlord still use an old section 21 notice?

A landlord may still be able to continue with a valid section 21 notice served before 1 May 2026 if the notice and court process meet the transitional rules and time limits. Tenants should get advice before assuming an old notice is valid or invalid.

Does a tenant have to leave because a section 21 notice was served before 1 May 2026?

Not automatically. A section 21 notice is not a court order. If the tenant does not leave, the landlord normally needs a possession claim, a court order and lawful enforcement.

Can a landlord evict without giving a reason now?

No. For private assured periodic tenancies after 1 May 2026, a landlord needs a valid possession ground, such as rent arrears, sale, landlord occupation, antisocial behaviour, breach or another statutory ground.

What form should landlords use after section 21 ended?

For private rented properties in England after 1 May 2026, landlords seeking possession should normally use Form 3A, the section 8 notice form for private assured tenancies.

Can landlords still sell or move back into their property?

Yes, but they must use the relevant section 8 possession ground and meet the legal conditions, evidence requirements, notice period and court process. Sale or landlord occupation is no longer a section 21 no-fault route.

What should tenants do if they receive any eviction notice?

Tenants should save the notice, envelope or email, check the date, form and ground, get advice quickly, contact the council if homelessness is possible, and never assume they must leave without a court order.

Home / Resources / Section 21 No-Fault Evictions Ended

Section 21 • No-fault eviction • Private renting in England • Last reviewed: 5 May

Section 21 No-Fault Evictions Ended

Q: What replaced section 21?

Section 8 possession grounds replaced section 21 as the main private landlord possession route. A landlord must state a legal ground, give the correct notice, use the correct form, and prove the ground in court if the tenant does not leave.

Private landlords in England can no longer give new section 21 no-fault eviction notices from 1 May 2026. If a landlord wants possession now, they normally need a legal reason, a section 8 notice, evidence and a court order if the tenant does not leave.

This guide explains what section 21 used to do, what changed, what happens to old notices served before 1 May 2026, what replaced section 21, what tenants should check, what landlords and agents must update, and when court, council or homelessness advice is urgent.

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What section 21 was

Section 21 was the old “no-fault” possession notice route for assured shorthold tenancies in England. It allowed a landlord to seek possession without proving tenant fault, provided the notice, timing and preconditions were valid and the landlord followed the court process if the tenant stayed.

It was called “no-fault” because the landlord did not have to prove rent arrears, breach, antisocial behaviour, sale, landlord occupation or another possession ground. The tenant could be doing everything right and still receive a section 21 notice.

From 1 May 2026, private landlords can no longer give new section 21 notices. For most private renters, the possession system now works through assured periodic tenancies and section 8 possession grounds.

Official guidance and responsible route

This page is based on GOV.UK possession guidance, GOV.UK assured tenancy forms, GOV.UK tenant guidance for notices served before and from 1 May 2026, the official Renters’ Rights Act Information Sheet, Housing Hub, Shelter Legal, Shelter tenant guidance, legislation.gov.uk, NRLA and recent housing reporting. The main legal route after the reform is a section 8 notice, county court possession claim and lawful enforcement where needed.

Country covered	England only. Wales, Scotland and Northern Ireland have different tenancy and eviction rules.
Main change	Private landlords can no longer give new section 21 no-fault eviction notices from 1 May 2026.
New main route	Section 8 notice using Form 3A and one or more possession grounds.
Old notices	Some valid section 21 notices served before 1 May 2026 may continue under transitional court rules, but they need careful checking.
Tenant risk point	A notice is not a bailiff eviction. Tenants should not leave without understanding court, council and homelessness options.
Landlord risk point	Old section 21 templates, renewal pressure and no-reason eviction workflows should be removed from private tenancy processes.
What this guide does not decide	Whether a specific old section 21 notice is valid, whether a section 8 ground is proved, or whether the court will make a possession order.

Important

This is general information, not legal advice. Get urgent advice if you have a court claim, hearing date, bailiff notice, homelessness risk, old section 21 notice, section 8 notice, rent arrears, landlord threats, lock change, harassment, or a notice after reporting repairs or discrimination.

Quick Answer
Who This Guide Is For
What Ended On 1 May 2026
Old Section 21 Notices
What Replaced Section 21
Tenant Checks After A Notice
Landlord And Agent Action Plan
Court Process And Bailiffs
Homelessness And Council Help
Repairs, Retaliation And Harassment
Rent, Sale, Pets And Other Common Questions
Templates And Checklists
Frequently Asked Questions

Quick answer

Section 21 no-fault eviction has ended for private renting in England. From 1 May 2026, a private landlord cannot give a new section 21 notice to an existing or new private tenant. Instead, the landlord normally needs to use section 8, state a legal possession ground, give the correct notice and prove the ground if the case reaches court.

Old section 21 notices served before 1 May 2026 are different. Some may still be processed if they were valid, served in time and followed by a possession claim within the relevant transitional time limit. Tenants should get advice before ignoring an old notice or moving out because of one.

Situation	Basic position	What to check
New section 21 after 1 May 2026	Private landlord cannot use it.	Ask for legal basis and get advice.
Old section 21 before 1 May 2026	May still continue if valid and in time.	Notice date, expiry, court deadline and validity.
Landlord wants to sell	Must use relevant section 8 ground.	Ground, notice period, evidence and protected period.
Landlord wants to move in	Must use relevant section 8 ground.	Ground, family link, evidence and protected period.
Rent arrears	Section 8 arrears grounds may be used.	Rent ledger, benefit delay, payments and hearing evidence.
Tenant receives any notice	Notice is not a court order.	Save it, get advice and check council help.
Lock change or threats	Possible illegal eviction or harassment.	Contact council and police where urgent.

Related tool

Check the notice before deciding whether to leave

Many tenants leave too early because a notice looks official. A notice is not the same as a possession order or bailiff appointment. Check the date, form, ground, court status and council route first.

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Who this guide is for

This guide is for private renters in England who want to understand what the end of section 21 means. It is also for landlords, letting agents, property managers and advisers who need to update possession workflows after the Renters’ Rights Act reforms.

The guide focuses on private assured tenancies in England. It does not cover every social housing, lodger, licence, holiday let, student hall, supported accommodation, agricultural occupancy or property outside England route.

1. When this guide is likely to apply

your landlord says section 21 still applies after 1 May 2026;
you received a section 21 notice before 1 May 2026 and court action may still continue;
you received a possession notice after 1 May 2026 and want to check the form;
your old tenancy agreement still says section 21 can be used;
your landlord wants to sell or move back in;
you are in rent arrears and the landlord is threatening eviction;
you reported repairs and then received an eviction threat;
you have court papers or a bailiff notice;
a landlord or agent is updating templates, notices and tenant communication.

2. What this guide does not cover

Some possession issues need individual advice because dates and court stage matter. A small date difference can change the answer.

Get advice quickly if:

you have an old section 21 notice served before 1 May 2026;
you have received county court claim forms;
you have a hearing date or bailiff appointment;
you may become homeless;
the landlord is threatening to change locks;
you are a lodger or live with your landlord;
the property is supported accommodation, student halls or temporary accommodation;
the notice followed repair complaints, benefit issues, children issues, disability requests or discrimination complaints.

What ended on 1 May 2026

1. New section 21 notices ended

Private landlords can no longer give new section 21 notices from 1 May 2026. If a landlord sends a document called section 21 after that date for a private assured tenancy, the tenant should get advice and ask the landlord what legal route is being relied on.

2. No-reason eviction ended for most private renters

The landlord now normally needs a legal ground. That ground must be stated in a section 8 notice and proved if the tenant remains and the landlord starts court action.

3. AST labels became outdated

Most assured shorthold tenancies became assured periodic tenancies. A tenancy agreement may still say “AST” or mention section 21, but old wording does not make section 21 available for a new notice.

Related guide: Assured Periodic Tenancies Explained.

4. Fixed-term expiry stopped being the normal possession trigger

Old fixed-term assumptions changed. A landlord cannot rely on a fixed end date and section 21 in the old way. Possession now depends on the reformed section 8 grounds and court process.

5. Landlord reasons became more important

A landlord who wants possession must identify the reason: sale, landlord occupation, arrears, antisocial behaviour, breach, student accommodation, supported accommodation or another statutory ground. The reason must match the evidence.

6. What-ended table

Old position	New position	Practical effect
Section 21 could be served without a reason.	New section 21 notices cannot be served by private landlords.	Landlord needs a section 8 ground.
AST fixed-term culture shaped possession.	Most tenancies are assured periodic.	Old fixed end dates need checking.
Tenant could receive no-fault notice after asking for repairs.	New no-fault route is gone.	Landlord must use a reason and evidence.
Landlord used Form 6A for section 21.	Private landlord uses Form 3A for section 8 after 1 May 2026.	Notice form and grounds must be checked.
No reason needed in the notice.	Ground and explanation needed.	Tenant can challenge facts and evidence.

Old section 21 notices

1. Old notices need separate checking

A section 21 notice served before 1 May 2026 may still matter. The end of new section 21 notices does not automatically erase every old notice or court case already started.

2. Validity still matters

Old section 21 notices had many validity rules: correct form, dates, deposit protection, prescribed information, licensing, gas safety, EPC, How to Rent guide and other requirements depending on facts and timing. Tenants should not assume an old notice was valid.

3. Court time limits matter

A landlord relying on an old section 21 notice must act within the relevant court time limits. If a possession claim was already ongoing at commencement, the court may continue to process it.

4. Notice is not a court order

Even with a valid old section 21 notice, a tenant does not have to leave just because the notice expires. If the tenant stays, the landlord must normally obtain a possession order and use lawful enforcement.

5. Transitional cases can be high-risk

Old notice cases are date-sensitive. The date served, date received, expiry date, court claim date and whether proceedings were already underway can all change the route.

6. Old-notice checklist

Check	Why it matters	Evidence to keep
Date served	Shows whether it was before or after 1 May 2026.	Envelope, email header, message, delivery note.
Form used	Old section 21 usually used Form 6A.	Full notice, all pages.
Expiry date	Shows when landlord said court action could start.	Notice and calendar note.
Deposit compliance	Can affect validity of old section 21 notices.	Deposit certificate and prescribed information.
Licensing	Unlicensed properties can affect possession routes.	Council licence search and correspondence.
Court claim	Shows whether landlord acted in time.	Claim form, issue date and hearing notice.
Bailiff stage	Shows urgent eviction risk.	Warrant, appointment letter and court reference.

What replaced section 21

1. Section 8 is now the main private landlord route

After 1 May 2026, landlords seeking possession from private assured periodic tenants normally use section 8. The notice should be Form 3A and should state the possession ground.

Related guide: Section 8 Possession Grounds Overview.

2. The landlord must state a ground

The ground explains the reason for possession. Common grounds include sale, landlord or close family occupation, rent arrears, antisocial behaviour, breach of tenancy, damage, student accommodation, supported accommodation and other specialist grounds.

3. Mandatory and discretionary grounds

Mandatory grounds usually require a possession order if proved and all legal conditions are met. Discretionary grounds require the court to decide whether the ground is proved and whether eviction is reasonable.

4. Sale and landlord occupation are grounds, not no-fault notices

A landlord can still seek possession to sell or move in, but the landlord must use the relevant section 8 ground, follow notice rules and prove the conditions.

5. Rent arrears grounds remain serious

Tenants with arrears should act quickly. Rent arrears can support mandatory or discretionary possession grounds. Benefit delays, payments and repayment plans should be evidenced.

6. Replacement-route table

Landlord reason	New route	Evidence likely needed
No reason	No new section 21 route.	Landlord needs a valid statutory ground.
Sell property	Section 8 sale ground where conditions apply.	Sale intention, ownership, valuation or agent instruction.
Landlord or family move in	Section 8 occupation ground where conditions apply.	Statement of intention, relationship and timing.
Rent arrears	Section 8 arrears grounds.	Rent ledger, payments, benefit evidence and arrears letters.
Antisocial behaviour	Section 8 behaviour grounds.	Incident logs, police/council records and witness statements.
Breach or damage	Section 8 breach or deterioration grounds.	Tenancy term, inspection records, photos and repair evidence.
Student/supported/special case	Specialist section 8 grounds.	Eligibility, prior notice, support or student accommodation records.

Tenant checks after a notice

1. Check the notice name and date

Look at the title and date. A notice served after 1 May 2026 should not be a new section 21 notice for private assured renting. If it says section 8 or Form 3A, check the ground and notice period.

2. Save the envelope, email or message

Service date can matter. Save the envelope, email header, WhatsApp message, postal proof, text or hand-delivery note.

3. Check if court papers have arrived

A notice is not a court claim. Court papers usually include claim forms, a claim number, hearing date or defence form. Do not ignore court papers.

4. Check whether you may become homeless

If you might lose your home, contact the council homelessness team early. Do not wait until bailiffs are booked.

5. Check for retaliation or discrimination

Make a timeline if the notice came after a repair report, council complaint, rent challenge, pet request, disability request, benefits issue, children issue or discrimination complaint.

6. Check deposit and licensing records

Deposit and licensing issues can affect some possession routes and can also create separate claims or defences. Keep certificates, prescribed information and council licence search results.

7. Tenant check table

Question	Why it matters	Evidence
Was it served before or after 1 May 2026?	Old and new routes differ.	Envelope, email, text, delivery proof.
Does it say section 21 or section 8?	Determines which validity rules apply.	Full notice.
Does it state a ground?	Section 8 needs a reason.	Form 3A and ground wording.
Is there a court claim?	Court deadlines are urgent.	Claim form, hearing date, court reference.
Are you at risk of homelessness?	Council duty may be triggered.	Notice, tenancy agreement and household details.
Are repairs or discrimination involved?	May affect advice and evidence.	Messages, complaint timeline, photos and replies.
Is the landlord threatening lock changes?	Possible illegal eviction risk.	Threat messages, call notes and witness details.

Landlord and agent action plan

1. Remove section 21 from live workflows

Landlords and agents should stop using section 21 templates for private assured tenancies. Old Form 6A processes, renewal pressure and “no reason” eviction letters should be removed from staff systems.

2. Use current section 8 forms

Use Form 3A for possession notices served after 1 May 2026 for private assured tenancies. Check the current GOV.UK form, legal wording and notice period before service.

3. Match the ground to the evidence

Do not choose a ground because it sounds convenient. Sale, occupation, arrears, breach, damage and antisocial behaviour all require different evidence. A poor ground choice can delay or fail the claim.

4. Audit old notices

If a section 21 notice was served before 1 May 2026, check whether it was valid, whether a claim has been issued in time, and whether the transitional route still applies. Do not assume all old notices can continue.

5. Check wider compliance before notice

Check deposit protection, prescribed information, Information Sheet, written information, safety records, licensing, repairs, rent records and discrimination risks before serving a section 8 notice.

Related guide: Landlord Compliance Checklist.

6. Train agents and staff

Agents should update scripts. Staff should not tell tenants they must leave because section 21 still exists, because a fixed term ended, or because the landlord wants the property back without a ground.

7. Landlord action table

Action	Why it matters	Record to keep
Remove section 21 templates	Prevents invalid notices.	Template update log.
Use Form 3A	Current private possession notice route.	Completed form and legal wording.
Ground review	Ground must match facts.	Evidence file and advice note.
Old notice audit	Transitional cases need date checks.	Notice, proof of service and court claim status.
Deposit and document audit	Can affect possession and compliance.	Deposit, Information Sheet and safety records.
Agent instruction	Prevents delegated mistakes.	Written instruction and agent confirmation.
Tenant communication	Reduces harassment or misleading-pressure risk.	Letters, emails and call notes.

Court process and bailiffs

1. Notice stage

The landlord gives notice first. For new private possession cases after 1 May 2026, this is normally a section 8 notice using Form 3A. The notice period depends on the ground.

2. Possession claim

If the tenant does not leave, the landlord may apply to court. The court sends papers with deadlines and a hearing or decision process. Tenants should get advice immediately.

3. Possession order

If the landlord proves the case, the court may make a possession order. The order states when the tenant must leave. Some orders are outright; some may be suspended or postponed depending on the case.

4. Bailiff or enforcement stage

If the tenant does not leave by the date in the possession order, the landlord normally needs lawful enforcement. Bailiffs or enforcement officers are the usual lawful route. The landlord should not change locks without the correct process.

5. Court papers are urgent

Tenants should not ignore claim forms, defence forms, witness statement directions, hearing notices or bailiff letters. Missing a deadline can reduce options.

6. Court process table

Stage	What it means	Tenant action
Notice	Landlord says they may seek possession.	Save notice and get advice.
Claim	Landlord starts court process.	Read papers and check deadline.
Hearing	Judge considers evidence and legal route.	Attend and bring evidence.
Possession order	Court orders possession if landlord succeeds.	Check date, terms and advice options.
Suspended order	Tenant can stay if conditions are met.	Follow conditions exactly.
Bailiff notice	Eviction appointment is set.	Seek urgent advice and contact council.

Homelessness and council help

1. Contact the council early

If you may lose your home, contact the council homelessness team as soon as possible. Do not wait for a bailiff notice. A section 8 notice, old section 21 notice, court claim or possession order can all be relevant evidence.

2. Take documents

The council may ask for your tenancy agreement, notice, court papers, household details, income, medical evidence, children’s details, immigration status documents and reasons you cannot remain.

3. Do not leave too early without advice

Leaving before you understand your rights can affect homelessness help. Get advice from the council, Shelter, Citizens Advice or a housing adviser before giving up accommodation if you are unsure.

4. If landlord pressure becomes harassment

If the landlord threatens lock changes, removes belongings, cuts utilities or tries to force you out without court process, contact the council and police where urgent. This can be illegal eviction or harassment.

5. Council table

Risk	Council route	Evidence
You may lose your home	Homelessness application or prevention duty.	Notice, tenancy, income and household details.
Landlord threatens lock change	Tenancy relations or illegal eviction route.	Messages, call notes and witness evidence.
Repairs involved	Private sector housing or environmental health.	Repair reports, photos and landlord replies.
Harassment	Council enforcement and police if urgent.	Incident log, messages and police reference.
Old notice confusion	Housing options advice.	Notice, court papers and advice notes.

Repairs, retaliation and harassment

1. Section 21 can no longer be used as a new repair-response threat

Before the reform, renters often feared that asking for repairs could trigger a no-fault section 21 notice. New section 21 notices are no longer available for private landlords after 1 May 2026.

2. Section 8 still needs a ground

A landlord may still serve a section 8 notice, but they must state a ground. If the timing suggests retaliation, tenants should keep a timeline of repair reports, council complaints, landlord replies and the notice.

Related guide: Repairs Letter Template for Renting.

3. Harassment and illegal eviction remain unlawful

The landlord cannot lawfully force a tenant out by threats, lock changes, utility cut-off, removal of belongings or repeated pressure. Court process still matters.

4. Repairs evidence may matter in court

Repair issues can be relevant to rent arrears, reasonableness, counterclaims, disrepair, council enforcement or homelessness help. Keep dated photos, messages and contractor notes.

5. Retaliation evidence table

Evidence	Why it helps	Example
Repair report	Shows timing before notice.	Email reporting damp on 10 May.
Council complaint	Shows escalation and hazard concern.	Council reference and inspection date.
Landlord reply	Shows attitude or refusal.	Message saying “leave if you complain”.
Notice	Shows eviction route and date.	Form 3A or old section 21 notice.
Threats	May show harassment.	Texts, voicemails and witness notes.
Condition evidence	Supports repair or disrepair route.	Photos, videos and contractor notes.

Rent, sale, pets and other common questions

1. Rent increases are not section 21

A landlord cannot use section 21 to remove a tenant for refusing an informal rent increase. Rent increases now follow a statutory route for ordinary assured periodic tenancies, usually with Form 4A and tribunal challenge rights.

2. Sale is a section 8 ground

A landlord can still seek possession to sell, but must use the relevant ground and evidence. This is not the same as no-fault eviction because the landlord must state and prove the reason.

3. Landlord moving in is a section 8 ground

A landlord or close family member may have a route to move in where the ground applies. Protected periods, notice length, evidence and misuse restrictions need checking.

4. Pet requests should not trigger a no-fault notice

Tenants can request pets in writing. A landlord should consider the request fairly. Section 21 is not available as a no-reason response to a pet request.

Related guide: Landlord Pet Request Response Guide.

5. Benefits and children discrimination is separate

Landlords and agents should not use possession pressure, adverts or applicant filters to discriminate because a renter receives benefits or has children. Keep evidence if eviction threats follow discrimination complaints.

6. Issue table

Issue	Current route	What to save
Rent increase dispute	Form 4A and tribunal challenge route.	Notice, rent history and comparable rents.
Landlord sale	Section 8 sale ground.	Notice, ground and sale evidence.
Landlord moving in	Section 8 occupation ground.	Notice, family link and intention evidence.
Pet request	Written request and fair response process.	Request, refusal reasons and conditions.
Benefits or children	Discrimination and fair letting route.	Advert, messages and refusal evidence.
Repairs	Repair request, council route or disrepair advice.	Photos, reports, messages and council reference.

Templates and checklists

1. Tenant message if landlord serves section 21 after 1 May 2026

Subject: Section 21 notice received after 1 May 2026 - [property address] Hello [landlord/agent name], I have received a document described as a section 21 notice for: [property address] The notice appears to have been served on: [date] My understanding is that private landlords can no longer give new section 21 notices from 1 May 2026. Please confirm: 1. the legal basis for this notice; 2. whether you are withdrawing it; 3. whether you intend to rely on a section 8 possession ground instead; 4. what ground and evidence you say applies; 5. whether any court claim has been started. Please reply in writing. Thank you.

2. Tenant checklist for old section 21 notice

Old section 21 notice checklist Property: [property address] Notice date: [date] Date received: [date] How received: [email / post / hand delivery / other] Check: [ ] Was it served before 1 May 2026? [ ] Is the full notice saved? [ ] Was the deposit protected? [ ] Was prescribed information served? [ ] Was the property licensed if required? [ ] Was the correct form used? [ ] Has the landlord started court proceedings? [ ] Was the court claim started in time? [ ] Are there repair, discrimination or harassment issues? [ ] Have I contacted the council if homelessness is possible? [ ] Have I taken advice?

3. Tenant message asking for possession route details

Hello [landlord/agent name], I am writing about your request that I leave: [property address] Please confirm: 1. whether you are relying on section 8 or another legal route; 2. the possession ground or grounds you say apply; 3. the notice form used; 4. the notice service date; 5. the date you say court action can start; 6. the evidence you rely on; 7. whether court proceedings have been issued. Please provide your response in writing. Thank you.

4. Landlord section 21 removal checklist

Landlord / agent section 21 removal checklist Property portfolio: [portfolio / branch / landlord name] Actions: [ ] Remove section 21 and Form 6A from live private tenancy templates. [ ] Update staff scripts. [ ] Update landlord instructions. [ ] Use Form 3A for private section 8 notices after 1 May 2026. [ ] Train staff on possession grounds. [ ] Audit old section 21 notices served before 1 May 2026. [ ] Check court claim deadlines for old notices. [ ] Review deposit, licensing, Information Sheet and safety records. [ ] Update tenant communications so they do not say section 21 still applies. [ ] Keep evidence for sale, occupation, arrears, breach or behaviour grounds.

5. Tenant evidence log for eviction pressure

Eviction evidence log Property: [property address] Landlord / agent: [name] Notice type: [section 21 / section 8 / unsure] Timeline: [date] - [event] [date] - [event] [date] - [event] Evidence saved: [ ] notice [ ] envelope/email/text [ ] tenancy agreement [ ] rent ledger [ ] deposit documents [ ] repair messages [ ] council reference [ ] landlord threats [ ] court papers [ ] bailiff notice [ ] advice notes Urgent risks: [homelessness / lock change threat / court hearing / bailiff date / arrears / health issue]

6. Practical examples

Invalid new section 21 A landlord sends a section 21 notice after 1 May 2026. The tenant asks for the legal basis in writing and gets advice.

Old notice A notice served before 1 May 2026 may still need checking for validity, expiry and court claim timing.

Sale ground The landlord wants to sell and must use the relevant section 8 ground with evidence, not section 21.

Repair complaint The tenant saves repair reports and the later possession notice to check retaliation or reasonableness issues.

Court papers The tenant does not ignore the claim and contacts an adviser before the hearing.

Bailiff risk The tenant contacts the council homelessness team and gets urgent advice before the appointment.

Sources used

This guide was prepared from official government guidance, Shelter Legal, Shelter tenant guidance, legislation, Housing Hub materials, landlord professional guidance and recent housing reporting. Because section 21 transitional rules depend on exact dates, current GOV.UK and Shelter Legal materials are more reliable than older pre-reform summaries.

GOV.UK: Giving notice of possession before 1 May 2026 Official guidance explaining that section 21 can no longer be used for existing and new private tenancies from 1 May 2026 and directing users to new possession guidance. GOV.UK: Notices of possession served from 1 May 2026 Official tenant guidance on section 8 notices, Form 3A, grounds, notice periods, deposits and court process. GOV.UK: Notices of possession served before 1 May 2026 Official tenant guidance on older section 8 and section 21 notices served before the reform date. GOV.UK: Assured tenancy forms for private rented properties from 1 May 2026 Official forms page explaining the end of section 21 and the new private assured tenancy forms. GOV.UK: Repossessing your privately rented property after 1 May 2026 Official landlord guidance on the post-reform possession process. GOV.UK: Grounds for possession guidance Official guide to the reformed possession grounds, notice periods and landlord evidence route. GOV.UK: When will the Renters’ Rights Act come into force? Government update confirming section 21 no-fault evictions are banned and valid reasons are needed. GOV.UK: Historic protections for renters in action across England Government update explaining implementation and ongoing court processing of some section 21 cases already underway. GOV.UK: Renters’ Rights Act Information Sheet Official tenant information sheet stating landlords cannot give a section 21 notice on or after 1 May 2026. Government Housing Hub: Renting is changing Official public information hub explaining that section 21 no-fault evictions have been abolished and landlords use reformed possession grounds. Shelter: Section 21 eviction Tenant advice explaining that private tenants can only be evicted with section 21 if they received a valid notice before 1 May 2026. Shelter Legal: Section 21 possession process Professional guidance on old section 21 notices, court claims and bailiff process after the law changed. Shelter Legal: Section 21 notices for assured shorthold tenancies Professional guidance explaining that the Renters’ Rights Act abolished section 21 notices in the private rented sector from 1 May 2026. Shelter: Renters’ Rights Act changes for private renters Tenant guidance on no more section 21 notices, assured tenancies, section 8 and stronger renting rights. Legislation.gov.uk: Housing Act 1988 section 21 Primary legislation source for the former section 21 route and amendments. Legislation.gov.uk: Renters’ Rights Act 2025 Primary legislation that reformed private renting and ended section 21 for private tenancies. NRLA: Renters’ Rights Act landlord guidance Professional landlord guidance on the end of section 21, new possession grounds and compliance preparation.

About this guide

Written by	Renters Rights Toolkit Editorial Team
Editorial method	Written from GOV.UK possession guidance, GOV.UK assured tenancy forms, GOV.UK tenant guidance for notices before and from 1 May 2026, GOV.UK landlord repossession guidance, official Information Sheet, Housing Hub, Shelter Legal, Shelter tenant guidance, legislation.gov.uk and NRLA. Structured around what section 21 was, what ended, transitional old notices, section 8 replacement routes, tenant checks, landlord action, court process, council homelessness help, repair retaliation, harassment and practical templates.
Reviewed	5 May
Scope	England private renting and private assured tenancy possession guidance only.
Limitations	This page is not legal advice, court representation, homelessness advice, debt advice, council enforcement advice or solicitor review of a section 21 notice, section 8 notice, possession claim or bailiff process.

Frequently asked questions

Has section 21 ended?

Yes. Private landlords in England can no longer give new section 21 no-fault eviction notices from 1 May 2026.

What was section 21?

Section 21 was the old no-fault eviction notice route for assured shorthold tenancies. It allowed landlords to seek possession without proving a tenant fault ground, if the notice and legal conditions were valid.

What replaced section 21?

Section 8 possession grounds are now the main private landlord route. The landlord must state a legal ground, give the correct notice and prove the ground if the case goes to court.

What form should be used now?

For private rented properties after 1 May 2026, landlords should normally use Form 3A for a section 8 notice.

Does a landlord still need a court order?

Yes, if the tenant does not leave after a valid notice. A landlord normally needs a possession order and lawful enforcement before eviction.

Can a landlord still use a section 21 notice served before 1 May 2026?

Possibly. Some valid old notices may continue under transitional rules if the landlord follows the court process within the required time. Get advice before assuming it is valid or invalid.

Can a landlord serve section 21 because my agreement says they can?

No. The official Information Sheet says landlords cannot give a section 21 notice on or after 1 May 2026, even if the tenancy agreement says they can.

Can the landlord evict me without giving a reason?

For private assured periodic tenancies after 1 May 2026, the landlord normally needs a valid possession ground. No-reason section 21 eviction is no longer available.

Can a landlord evict because they want to sell?

Yes, where the relevant section 8 sale ground applies and the landlord follows the correct notice and court process. It is not a section 21 route.

Can a landlord evict because they want to move in?

Yes, where the relevant section 8 occupation ground applies. The landlord needs to meet the legal conditions and evidence requirements.

Does the end of section 21 mean I can never be evicted?

No. Landlords can still seek possession where a valid section 8 ground applies, such as sale, landlord occupation, rent arrears, antisocial behaviour, breach or other statutory grounds.

Do I have to leave when a notice expires?

Not automatically. A notice is not a court order. If you stay, the landlord normally has to apply to court and prove the case.

What if I receive court papers?

Read them immediately, note the hearing date and defence deadline, collect evidence and get advice. Contact the council if you may become homeless.

What if I receive a bailiff notice?

Get urgent advice immediately and contact the council homelessness team. A bailiff notice means the case is at a late stage.

Can the landlord change the locks?

Not without the lawful process. Lock changes, removing belongings, utility cut-off or forcing a tenant out can be illegal eviction or harassment.

Can a landlord use section 8 after I report repairs?

A landlord can use section 8 only if a legal ground applies. If the timing looks retaliatory, keep repair evidence, messages and the notice timeline and get advice.

Can rent arrears still lead to eviction?

Yes. Rent arrears can support section 8 grounds. Tenants should check the rent ledger, payments, Universal Credit issues and repayment options quickly.

Can I challenge a section 8 notice?

Yes. You can dispute the ground, notice period, facts, arrears, service, deposit issues, discrimination, reasonableness or court evidence depending on the case.

Should I contact the council when I get a notice?

Yes, if you may lose your home or cannot find somewhere else. The council may have homelessness prevention duties and can advise on illegal eviction or harassment concerns.

What should landlords do now section 21 ended?

Landlords should remove section 21 templates, use current section 8 forms, audit old notices, update tenancy records, keep evidence for possession grounds and train agents on the new process.

Final reminder

Section 21 no-fault eviction has ended for new private landlord notices, but possession cases have not disappeared. Check the date, form, ground, court stage and council route before leaving, ignoring papers or assuming the landlord has no route.