The End of Section 21: What the End of “No-Fault” Evictions Really Mean for Renters and Landlords

For decades, Section 21 of the Housing Act 1988 has allowed landlords in England to evict tenants without giving a reason. Often referred to as “no-fault evictions”, Section 21 notices have been criticised for creating insecurity in the private rented sector. That system is now coming to an end, with fixed deadlines set for its abolition.

Under the government’s Renters Rights Bill reforms, Section 21 will be fully abolished in England in May 2026, marking a major shift in how private renting works.

What is changing? 
Currently, a landlord can serve a Section 21 notice giving at least two months’ notice and, if the tenant does not leave, apply to the court for possession. No reason needs to be given, provided the notice is valid.

This will change in stages:

• Up to 30 April 2026: Landlords can still serve valid Section 21 notices.
• From 1 May 2026: Section 21 notices can no longer be served at all.
• By 31 July 2026: Any Section 21 notice served before the April deadline must already have court proceedings underway to remain valid. After this date, Section 21 can no longer be used in possession claims.

Once these deadlines pass, eviction without reason will no longer be possible.

What replaces Section 21? 
After Section 21 is abolished, landlords will only be able to seek possession using a Section 8 eviction notice. Section 8 requires landlords to rely on specific legal grounds, such as serious rent arrears, antisocial behaviour, or the landlord wanting to sell the property or move in themselves.

Unlike Section 21, Section 8 cases can be challenged by tenants and must be assessed by a judge, who decides whether eviction is justified based on evidence.

Why is Section 21 being removed? 
The government’s stated aim is to improve stability and fairness in the private rented sector. Campaigners have long argued that the threat of no-fault eviction discourages tenants from reporting disrepair or challenging unfair practices. The removal of Section 21 is intended to give renters greater confidence and security in their homes.

The reform also reflects the reality that renting is now a long-term option for many households, rather than a temporary stage before home ownership.

What does this mean for tenants? 
For renters, the abolition of Section 21 represents a significant increase in security. From May 2026 onwards, a tenancy cannot be ended without a stated reason. While tenants can still be evicted if they breach their agreement or if a landlord has a legitimate need for the property, evictions will be clearer, more transparent, and subject to scrutiny.

Tenants who receive a Section 21 notice before 30 April 2026 should still take it seriously, as it may remain enforceable if the landlord follows the correct legal steps and starts court action in time.

What about landlords? 
Landlords argue that Section 21 has provided flexibility, particularly when circumstances change or relationships break down. Its removal means landlords will need to plan more carefully and rely on specific possession grounds, supported by evidence.

To address these concerns, the reforms are expected to strengthen certain Section 8 grounds, including cases where landlords want to sell or occupy their property. However, possession is likely to involve more legal process and, in some cases, longer timescales.

A major shift in renting 
The abolition of Section 21 marks a fundamental change in the balance between landlord flexibility and tenant security. With clear cut-off dates now set, both renters and landlords have time to prepare for a system in which eviction without explanation is no longer permitted.

How effective the new framework will be depends on clear guidance and a court system capable of handling disputes efficiently. What is clear, however, is that from May onwards, the era of no-fault evictions and the stress and uncertainty they imposed on tenants in England will be over.

Working on the frontline of housing and homelessness means keeping up with fast-changing legislation while supporting people in crisis.

⭐Society Matters’ Housing and Homelessness Training is designed for frontline practitioners, housing officers and support workers, offering practical, accessible insight into reforms such as the end of Section 21, the future increase in Section 8  and their real-world impact. Find out more about upcoming courses on our website.