The Old Law — What Section 21 Was
Until 1 May 2026, private landlords in England could evict tenants using a “Section 21 notice” — commonly called a no-fault eviction. This meant a landlord could ask you to leave without giving any reason, provided they gave two months’ written notice. It was the single biggest cause of homelessness in the private rented sector.
The Change — Section 21 is Abolished
The Renters Rights Act 2025 abolished Section 21 with effect from 1 May 2026. From that date, no landlord can legally evict you without a valid, specific reason recognised by law.
If you receive any notice after 1 May 2026 that refers to “Section 21”, it is invalid. You are not required to leave on the basis of it.
When Can a Landlord Still Ask You to Leave?
Landlords can still end a tenancy, but only if they can rely on one of the specific legal grounds set out in the Housing Act 1988 (as amended). The main grounds include:
- Serious and persistent rent arrears
- Anti-social behaviour or criminal conduct
- The landlord or their close family member genuinely needs to move into the property
- The landlord genuinely intends to sell the property
Crucially, the landlord must be able to prove the ground applies — and in most cases you are entitled to significantly longer notice than under the old rules. Importantly, the grounds allowing a landlord to evict because they or a close family member need to move in, or because they intend to sell the property, cannot be used in the first 12 months of a new tenancy.
What This Means for You in Practice
You have far greater security of tenure. Your landlord cannot ask you to leave simply because they want a different tenant, because you reported a repair, or because your fixed term has ended.
You do not have to leave until a court says so. A notice is not a court order. Even if a valid notice is served, you are entitled to remain in your home until a court grants a possession order.
Retaliatory notices are presumed invalid. If a landlord serves notice shortly after you complained about the property condition, that notice is presumed to be retaliatory and may be challenged.
What to Do if You Receive a Notice
Do not panic and do not leave without taking advice first. Check the notice carefully — is it correctly completed, does it state a valid ground, and is the notice period correct? Many notices are invalid on technical grounds alone.
Our members-only step-by-step eviction guide walks you through exactly how to check a notice, what to do on each of the first 14 days, and how to prepare a defence.
Want the full step-by-step guidance?
Our members-only guide “What to Do If You Receive an Eviction Notice” takes you through exactly what to do, letter by letter, step by step. It includes the specific timescales, the forms you need, and how to build your case.
Members also get access to ready-to-use letter templates, priority support from our housing specialists, and — for urgent eviction cases — same-day response.
This is a free awareness guide produced by Renters Rights Act Services. It explains the law in general terms only and does not constitute legal advice. For detailed, actionable guidance specific to your situation, become a member at rentersrightsactservices.co.uk/claude/. We are not a law firm.