No new Section 21 notices may be served from 1 May 2026. Full abolition for all assured tenancies — including existing ones — takes effect 1 October 2026 per the commencement order laid before Parliament on 4 May.
Section 21 of the Housing Act 1988 is abolished from 1 May 2026 under the Renters' Rights Act 2025. No new Section 21 no-fault eviction notices may be served from this date.
Landlords who served a valid Section 21 notice before 1 May 2026 may still use it to issue possession proceedings, but only until the earlier of six months from the date of the notice or 31 July 2026. After that date, any outstanding Section 21 notice cannot be relied upon.
From 1 May 2026, possession can only be sought under Section 8 using one of the statutory grounds in Schedule 2 of the Housing Act 1988 as amended by the Renters' Rights Act 2025. All assured tenancies are now periodic. Fixed-term tenancies are abolished.
Landlords should review any possession notices currently in progress, update tenancy agreement templates to remove Section 21 references, and ensure familiarity with the 26 mandatory and discretionary grounds now available under Section 8.
Action required
Do not serve any new Section 21 notices. Use Section 8 with a statutory ground from Schedule 2 as amended by the Renters' Rights Act 2025. Any Section 21 notice served before 1 May 2026 must be used to issue proceedings by 31 July 2026 at the latest.
Effective
1 May 2026 (new notices) · 1 October 2026 (full abolition)
This content is for general informational purposes only and does not constitute legal, financial, or professional advice. Always verify information against the original source and seek independent professional guidance before acting on any regulatory matter.