Section 21 no-fault evictions have now been abolished.
The Renters’ Rights Act 2025 came into force on 27 October 2025. It represents the most significant overhaul of the private rented sector in more than 30 years and for landlords, the most pressing consequence is the abolition of Section 21 no-fault evictions, which took effect on 1 May 2026.
Landlords are no longer be able to serve a Section 21 notice, a legal tool that allowed private landlords in England to evict tenants without needing to give a reason.
The only route to regain possession now is through Section 8, which requires a valid statutory ground. There is no like-for-like replacement for Section 21. In addition, fixed terms and Assured Shorthold Tenancies have now been abolished. If you have tenants occupying a rental property, their tenancy is now an Assured Periodic Tenancy as a matter of law.
The critical dates at a glance
The timeline below sets out each key deadline. The changes differ depending on whether you had already served a section 21 notice before 1 May.
The deadlines above will affect every landlord, regardless of portfolio size.
There will be more changes to come that will impact landlords, so it is important to make sure you are prepared and to seek specialist advice on these transitional arrangements as the new laws come into effect.
Speak to our Dispute Resolution team
Our team advise landlords, agents and tenants on all aspects of residential property law. If you have questions about how these changes affect you, or need to act before the next deadlines pass, please get in touch as soon as possible.
Phone: 01844 212 305