Section 21 ceased to apply to assured tenancies in England from 1 May 2026. No new Section 21 notices may be served on or after that date.
Section 21 of the Housing Act 1988 ceased to apply to assured tenancies in England from 1 May 2026 under the Renters' Rights Act 2025. From that date, no new Section 21 notices may be served.
Any notice served before 1 May 2026 may still be relied upon in court proceedings, but only until the earlier of six months from the date of the notice or 31 July 2026.
Landlords with possession notices currently in flight should check the expiry date against this deadline. Once that date passes, the Section 21 route closes permanently.
The key Section 8 grounds for most landlords are Ground 1A (landlord intends to occupy, four months' notice), Ground 1B (landlord intends to sell, four months' notice), and Ground 8 (serious rent arrears, four weeks' notice). Grounds 1A and 1B cannot be used within the first 12 months of a tenancy.
Source: legislation.gov.uk
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