Section 21 Ends in 8 Days — The Last Thing Landlords Must Do Now

Section 21 no-fault eviction is abolished in England on 1 May 2026 — eight days away. Law firms are advising landlords and letting agents that 24 April 2026 is the last safe date to serve any outstanding Section 21 notice. After 30 April, the route closes permanently. This guide covers exactly what landlords and letting agents must do in the days remaining, and the separate obligation that runs to 31 May.

Why 24 April Matters — Not 30 April

The Renters' Rights Act abolishes Section 21 from 1 May 2026. But the effective deadline for most landlords and agents is 24 April 2026 — today — not 30 April. Here is why.

A Section 21 notice must be served correctly and given the appropriate notice period before it can be relied upon in court. For most standard tenancies, the minimum notice period is two months. Courts also require proof of proper service, and any defect in service can void the notice entirely. Solicitors and property law firms are almost universally advising their clients to serve by 24 April to allow a margin for service periods and to avoid any risk of a procedural challenge voiding the notice after the law changes.

If a notice served on 29 April is challenged on procedural grounds after 1 May, there is no second chance. Section 21 no longer exists. The landlord is left with only Section 8 grounds — evidence-based, contested, and significantly slower.

If you have a tenancy where Section 21 may be needed, serve the notice today or accept that the route is gone.

What Section 21 Abolition Means in Practice

From 1 May 2026, no new Section 21 notices can be served on any tenancy in England — including tenancies that began before 1 May. The Renters' Rights Act converted all existing assured shorthold tenancies (ASTs) to the new periodic tenancy regime. There is no transitional carve-out for "old" tenancies.

For letting agents, the practical implications are significant:

• Remove Section 21 from all template agreements immediately. Any agreement issued after 30 April that references Section 21 procedure contains an unenforceable clause and could undermine landlord confidence in your agency.
• Retrain staff on Section 8 grounds. The Renters' Rights Act has expanded and modified the Section 8 possession grounds. Agents advising landlords on possession must be current on the new grounds, evidence requirements, and notice periods.
• Update possession process documentation. Internal flowcharts, client guides, and landlord information packs all need to reflect the new reality from 1 May.
• Check outstanding Section 21 notices. Any notice served before 1 May 2026 remains valid for six months from the date of service. Beyond that window, even pre-May notices cannot be used. Know which properties have live notices and when they expire.

The Information Sheet — The Obligation Most Landlords Have Missed

While attention has focused on 1 May and Section 21 abolition, there is a second deadline with direct financial penalties that has received far less coverage.

Under the Renters' Rights Act, every landlord (and letting agent acting on their behalf) must serve the government's official Renters' Rights Act Information Sheet to every existing tenant by 31 May 2026. This is not guidance — it is a statutory requirement.

The Information Sheet tells tenants what has changed under the Act: that Section 21 no longer exists, what the new possession grounds are, their rights around rent increases, and how the new periodic tenancy regime works. It is designed to ensure tenants know their new legal position.

Who must serve it?

Every landlord with a current tenancy in England must serve it to every tenant. Letting agents who manage properties on behalf of landlord clients are responsible for ensuring their managed portfolio receives the sheet — this is an agency management obligation, not just a landlord-to-tenant admin task. For a letting agent managing 80 properties, that means 80 (or more) individual service records to create and retain.

What happens if you miss the 31 May deadline?

Local housing authorities can impose a civil penalty of up to £7,000 per breach on landlords and letting agents who fail to comply. For repeat or deliberate non-compliance, that rises to £40,000. These are civil penalties — they do not require a court conviction. A tenant can report non-compliance to the local authority directly, triggering an investigation with no warning to the landlord or agent.

Beyond the direct financial penalty, failure to serve the Information Sheet creates a legal vulnerability in any subsequent possession claim. A court may find that the tenant was not properly informed of the new legal regime, complicating or delaying proceedings.

How to serve it correctly

1. Download the official Information Sheet from gov.uk — do not substitute your own summary.
2. Identify every current tenancy in your portfolio.
3. Serve the sheet to each tenant by post, email, or hand delivery.
4. Retain proof of service for each tenancy — date, method, and recipient.
5. Complete all of this before 31 May 2026.

For a letting agent managing a large portfolio, this requires a documented, systematic process — not an ad hoc round of emails. Start this week.

The £7,000 Fine: What Letting Agents Are Liable For

The civil penalties regime under the Renters' Rights Act applies to both landlords and letting agents. Agents can be held personally liable for non-compliance in properties they manage — not just their landlord clients. This includes:

• Failing to serve the Information Sheet to existing tenants by 31 May 2026
• Continuing to use or advise on fixed-term ASTs after 1 May 2026
• Advising landlords to pursue Section 21 possession after abolition
• Breaching rent increase rules (restricted to once per year via Section 13 notice)

Fines are enforced by local housing authorities, not by central government. Enforcement speed will vary by borough, but early enforcement actions are designed to set market precedents. Letting agencies managing multiple properties across multiple boroughs should assume active enforcement in at least some of those areas from mid-2026 onward.

Renters' Rights Act Compliance: Your 8-Day Checklist

Here is what landlords and letting agents must do now:

Task	Deadline	Consequence of Missing It
Serve outstanding Section 21 notices	24 April 2026 (today)	No-fault eviction route gone permanently
Audit all open S21 notices for 6-month expiry	Before 1 May 2026	Notices expire — no fallback route
Remove S21 from all template agreements	1 May 2026	Non-compliant agreements; landlord confidence risk
Brief landlord clients on Section 8 grounds	1 May 2026	Landlords misinformed; agency liability
Serve Information Sheet to all existing tenants	31 May 2026	Up to £7,000 per breach

How ComplianceAlert Helps Landlords and Letting Agents

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When the Information Sheet guidance is updated, you will know. When local authorities begin enforcement action, you will know. When the next stage of the Renters' Rights Act activates — and there are more stages coming — you will know in advance, not after the fact.

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Need a Housing Solicitor?

If you need legal advice on serving Section 21 notices, Section 8 grounds, or the Information Sheet obligation, ComplianceMarket connects you with verified housing solicitors across the UK. Find a verified housing solicitor at compliancemarket.co.uk/housing-solicitors →

Key Takeaways

• Section 21 is abolished from 1 May 2026. No transitional protection for existing tenancies.
• Serve outstanding notices by 24 April — today — to allow for service periods and prevent procedural challenges.
• The Information Sheet must go to all existing tenants by 31 May 2026. Fine: up to £7,000 per breach, £40,000 for repeat offences.
• Letting agents face direct liability — not just their landlord clients.
• Start the Information Sheet process this week — volume of service for larger portfolios requires a systematic approach.

Sources: Renters' Rights Act — GOV.UK | RRA Information Sheet — GOV.UK