Is Section 21 abolished and when?
Section 21 'no-fault evictions' are abolished under the Renters' Rights Act (England). The Act received Royal Assent in early 2025. The abolition of Section 21 is expected to come into force for new tenancies first, then existing tenancies — check gov.uk for the confirmed commencement date.
Full answer
The long-promised abolition of Section 21 'no-fault' evictions is finally happening in England under the Renters' Rights Act 2025.
What is Section 21? Section 21 of the Housing Act 1988 allows landlords to evict tenants without giving a reason, as long as the correct notice and procedure is followed. It's been called a 'no-fault eviction' because the tenant doesn't have to have done anything wrong.
- Abolishes Section 21 entirely — landlords will no longer be able to use a no-fault notice to recover possession
- Converts all tenancies to periodic (rolling) tenancies — no more fixed-term assured shorthold tenancies
- Strengthens Section 8 grounds — landlords will still be able to recover possession, but only using specific grounds (e.g. rent arrears, wanting to sell, moving in a family member)
- Introduces new mandatory grounds for landlord occupation and sale
- Creates a new Ombudsman and database for private landlords
When does Section 21 abolition take effect? The Act received Royal Assent in 2025. The government intends to abolish Section 21 for all tenancies on a single commencement date (unlike the original Renters Reform Bill which proposed a phased approach). The exact date is set by secondary legislation.
- Review all existing tenancies and serve any Section 21 notices you intend to rely on before the commencement date
- Familiarise yourself with the strengthened Section 8 grounds
- Register with the new landlord database when it opens
ComplianceAlert will alert property management clients when the commencement date is confirmed.
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