Quick answer
Section 21 'no fault' eviction was abolished for private tenancies in England on 1 May 2026 by the Renters' Rights Act 2025. Landlords can no longer serve a new section 21 notice, even if the tenancy agreement mentions it. To end a tenancy, a landlord must now serve a section 8 notice using a legal ground for possession, such as selling, moving in or rent arrears, and give the correct notice period.
- No new section 21 notices for private tenancies in England from 1 May 2026.
- Landlords must use section 8 and a legal ground.
- Selling or moving in now needs 4 months' notice and cannot end in the first 12 months.
- Section 21 notices served before 1 May 2026 are subject to transitional rules.
What was a section 21 notice?
Section 21 of the Housing Act 1988 allowed a landlord to recover possession of an assured shorthold tenancy without proving any fault by the tenant. The landlord served a notice, usually on Form 6A, giving at least 2 months' notice. If the tenant did not leave, the landlord could use the accelerated possession procedure to get a court order, often without a hearing.
Because no reason was needed, it became known as 'no fault eviction'. Critics argued it left tenants unable to plan or complain about repairs without risk of losing their home. The Renters' Rights Act 2025 removed it for private tenancies in England.
What changed on 1 May 2026
- Assured shorthold tenancies became assured periodic tenancies, and section 21 cannot be used on them.
- Any clause in a tenancy agreement referring to section 21 has no effect.
- The How to Rent guide, which used to be linked to section 21 validity, was withdrawn. See what replaced the How to Rent guide.
- Landlords must instead rely on grounds for possession under section 8.
If a landlord served a valid section 21 notice before 1 May 2026, transitional rules may allow possession proceedings to continue for a limited time. Once the notice is no longer valid, or the court process ends, the tenancy becomes an assured periodic tenancy under the new rules. Check GOV.UK or get advice if this applies to you.
Section 21 compared with section 8
| Section 21 (old) | Section 8 (now) | |
|---|---|---|
| Reason needed | No | Yes, a statutory ground |
| Form | Form 6A | Form 3A |
| Typical notice | 2 months | Depends on ground: 4 months, 4 weeks, 2 weeks or none |
| In first year | Not before 4 months, could not end in first 6 months | Selling or moving in cannot end in first 12 months |
| Court route | Often accelerated, no hearing | Usually a hearing |
| Status in England | Abolished from 1 May 2026 | The only route |
What landlords use instead of section 21
The most common reasons landlords used section 21 now have their own grounds:
| Reason | Ground | Notice |
|---|---|---|
| Selling the property | 1A | 4 months, not ending in first 12 months |
| Moving in yourself or close family | 1 | 4 months, not ending in first 12 months |
| Rent arrears of 3 months or more | 8 | 4 weeks |
| Smaller or repeated arrears | 10, 11 | 4 weeks |
| Breach of the agreement | 12 | 2 weeks |
| Antisocial behaviour | 14 | Can apply to court straight away |
See the full section 8 guide and the notice periods table.
If you are a tenant and receive a section 21 notice now
A section 21 notice dated on or after 1 May 2026 for a private tenancy in England is not valid. You do not have to leave because of it. Keep a copy, reply politely in writing pointing out the change in the law, and get advice from Shelter or Citizens Advice if your landlord insists.
If you received a section 21 notice before 1 May 2026, check the dates carefully. Transitional rules apply and a court may still be involved. Free advice services can help you check whether the notice is still valid.
Landlord checklist now that section 21 has gone
- Remove section 21 wording from templates, letters and processes.
- Keep complete records from the start of every tenancy, because section 8 claims depend on evidence.
- Protect the deposit and give prescribed information within 30 days. A court will not order possession otherwise.
- Give gas safety records, the EICR and EPC, and keep proof.
- Use a new-style assured periodic tenancy agreement for new lets.
- If problems arise, try to resolve them early. Our dispute support helps structure that.
Why section 21 was abolished
The government's stated aim was to give tenants more security and confidence to ask for repairs without fear of a retaliatory eviction. Before the change, no fault evictions were one of the leading causes of homelessness in England.
For landlords, the trade-off is that the grounds for possession were expanded and clarified. A landlord who genuinely needs to sell, move in or deal with serious arrears or antisocial behaviour still has a clear legal route. What has gone is the ability to end a tenancy without saying why.
Section 21 timeline
| Date | What happened |
|---|---|
| 15 January 1989 | Housing Act 1988 tenancies begin, including shorthold tenancies with section 21. |
| 28 February 1997 | Assured shorthold becomes the default private tenancy in England. |
| 1 October 2015 | Deregulation Act rules add requirements such as Form 6A and the How to Rent guide. |
| October 2025 | Renters' Rights Act 2025 receives Royal Assent. |
| 1 May 2026 | Section 21 abolished for private tenancies in England. |
| 31 May 2026 | Deadline for landlords to give existing tenants the Information Sheet. |
Repairs, complaints and retaliation
Under the old system, tenants who complained about repairs sometimes received a section 21 notice soon after. With section 21 gone, a landlord needs a legal ground, and courts will look at the evidence. Tenants should still report problems in writing and keep copies, and landlords should respond and record what they did. Clear records protect both sides. Our guide on recording repairs shows how.
Advice for letting agents
Agents should update template letters, tenancy packs and management systems to remove section 21 workflows. Staff training should focus on section 8 grounds, notice calculations, evidence gathering and the 12 month no-let rule. Clear processes reduce risk for both agent and landlord.
Common questions
Has section 21 been abolished?
Yes, for private tenancies in England from 1 May 2026. Wales has separate rules under the Renting Homes (Wales) Act 2016.
Can I still use Form 6A?
Not to start a new section 21 claim for a private tenancy in England. Form 3A is the section 8 notice for assured tenancies from 1 May 2026.
What if my tenancy agreement says the landlord can use section 21?
That clause no longer has effect. The law overrides it.
How can a landlord evict without section 21?
By serving a section 8 notice with a legal ground, giving the right notice and, if the tenant does not leave, getting a possession order from the court.
Does section 21 still apply in Wales?
Wales has its own system under the Renting Homes (Wales) Act 2016, with different notice rules. This guide covers England only.
Is section 21 abolished for existing tenancies too?
Yes. Existing assured shorthold tenancies became assured periodic tenancies on 1 May 2026 and section 21 cannot be used on them, subject to transitional rules for notices already served.
Official sources
We check these pages against official GOV.UK guidance. This page is general information for England, not legal advice for your situation.
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