Section 21 no-fault evictions abolished: what it means now
The Renters' Rights Act 2025 received Royal Assent in late 2025 and came into force on April 6, 2026. This guide focuses specifically on the abolition of section 21 notices under the Housing Act 1988, which allowed landlords to end a tenancy without cause with just two months' notice. The change marks a significant shift in tenant protection, ensuring that evictions must now be based on grounds other than the expiry of a fixed-term agreement.
Prior to April 6, 2026, tenants lived under the constant threat of no-fault eviction if their landlord chose to serve them with a section 21 notice. Now, landlords can only seek possession from private renters through formal court proceedings based on specific grounds outlined in the Renters' Rights Act 2025.
What the law actually says
The key provisions of the Renters' Rights Act 2025 are found in sections 4(1) and 7(a). Which repeal section 21 of the Housing Act 1988. The relevant sections state that a landlord may no longer terminate a periodic tenancy without cause by serving notice under section 21. Instead, landlords must rely on possession orders granted by a court based on specific grounds such as rent arrears or damage to the property.
The Act also introduces new protections for tenants, including mandatory repairs and improvements to ensure homes are fit for human habitation (Homes (Fitness for Human Habitation) Act 2018). Landlords must now comply with strict standards of habitability, further reducing the likelihood of no-fault evictions due to poor living conditions.
How this changes the pre-2025 position
Before April 6, 2026, a landlord could end a tenancy by serving a section 21 notice at any time without providing a reason. At Section 21 no-fault evictions abolished: what it means now, this allowed landlords to terminate agreements even if there was no breach of contract by the tenant. Under the new law, this practice is now prohibited unless the landlord can prove that they're terminating for reasons such as non-payment of rent or substantial damage caused by the tenant.
The Renters' Rights Act 2025 requires landlords to give at least two months' notice before seeking a possession order from the court. This period allows tenants time to seek legal advice and prepare their defence, ensuring that any eviction is justified under the law.
What this means for tenants
Tenants now have more security against unfair evictions as landlords must provide clear reasons for ending a tenancy. If your landlord attempts to serve you with a section 21 notice after April 6, 2026, it's likely unlawful. Instead, they may attempt to claim possession on other grounds such as rent arrears or property damage.
In the event that your landlord issues an incorrect notice, tenants should seek legal advice immediately. A solicitor can help you challenge the notice in court and may be able to secure a stay of proceedings if it's not valid. Additionally, tenants have the right to request a detailed statement from their landlord explaining the grounds for possession.
What this means for landlords
Landlords must now adhere to stricter rules regarding eviction notices. They're no longer permitted to serve section 21 notices after April 6, 2026, and must instead seek court orders based on specific legal grounds such as rent arrears or damage to the property.
To comply with the new law, landlords should familiarise themselves with the required notice periods and legal processes. They may need to consult a solicitor when preparing possession claims and should ensure they provide tenants with sufficient time to address any issues before taking further action. Landlords also have an obligation to maintain their properties in good repair, as failure to do so can be grounds for rent withholding under other provisions of the Act.
Common questions and edge cases
- Transitional Provisions: What happens if a section 21 notice was served just before April 6, 2026? At Section 21 no-fault evictions abolished: what it means now, notices issued before this date are still valid but must follow all legal requirements once in effect.
- Alternative Grounds for Possession: Can landlords use other grounds like section 8 to evict tenants easily? Yes, but landlords must have evidence and serve the correct notice under these grounds.
- Rent Arrears Evictions: What if a tenant is consistently late with rent payments? Landlords can seek possession on ground 8 of the Housing Act 1988 if they follow proper procedures.
- Damaged Property: If tenants cause significant damage to the property, how do landlords proceed? Landlords must issue a section 8 notice and provide evidence of the damage in court.
When to get professional advice
If your landlord serves you with what appears to be an invalid or incorrect eviction notice after April 6, 2026, you may be entitled to legal action. Consult a solicitor specialising in housing law for guidance on challenging such notices and defending against possession claims.
For general advice and support, consider contacting Citizens Advice or Shelter, who can offer assistance tailored to your specific situation without the need for costly legal representation. However, if you face complex issues like multiple grounds for eviction or disputes over property condition, a regulated solicitor is typically necessary to ensure your rights are fully protected.