Section 21 abolished: what landlords need to know about the new possession grounds

The abolition of Section 21 on 1 May 2026 is the most significant change to landlord-tenant law in a generation. Landlords can no longer end a tenancy without giving a specific reason.

All evictions must now use the reformed Section 8 process, which requires landlords to demonstrate one or more specific grounds for possession.

The main grounds available

The grounds for possession have been reformed and expanded. Key grounds include selling the property (Ground 1), moving into the property (Ground 1A), rent arrears of at least two months (Ground 8), persistent late payment (Ground 10), and anti-social behaviour (Ground 14).

New grounds have been added for situations where a landlord's family member needs to move in, and for properties that need to be demolished or substantially redeveloped.

The 12-month protected period

A critical new restriction: landlords cannot use the sale or move-in grounds during the first 12 months of a tenancy. This means if you let a property to a new tenant, you cannot seek possession on these grounds for at least a year.

Notice periods

Most grounds require four months' notice. Rent arrears and anti-social behaviour grounds have shorter notice periods. Landlords must use the correct prescribed forms.

What happened to existing Section 21 notices

Section 21 notices served before 1 May 2026 remain valid, but court proceedings must be started by 31 July 2026. After that date, the notice expires and the landlord must use the new Section 8 process.

The practical impact

The loss of Section 21 means landlords need to be more careful about tenant selection, more diligent about documenting breaches, and more proactive about maintaining properties to a standard that avoids disputes.