The End of Section 21: How the Renters’ Rights Bill impacts private landlords

The landscape of renting in England is about to change dramatically. Under the impending Renters’ Rights Bill, the controversial Section 21 ‘no-fault’ eviction notice is being abolished – a move that will overhaul the way landlords regain possession of their properties and significantly increase tenant security. 

Here’s what landlords, agents, and tenants need to know. 

What is Section 21, and why is it being abolished? 

For decades, Section 21 of the Housing Act 1988 has allowed landlords to evict tenants without giving a reason, provided they followed certain rules in relation to notice and provision of information and documentation. Critics argue that, although the law had increased certain requirements which landlords needed to overcome, it still left renters vulnerable to sudden eviction. The concern was that unscrupulous landlords would utilise the Section 21 procedure against tenants who complained, requested repairs, or simply due to market rent increases. 

The Renters’ Rights Bill aims to rebalance the rental relationship by ending this “no-fault” mechanism and replacing it with a system based on valid, evidenced grounds for eviction. 

What’s changing under the new law? 

1. Section 21 notices abolished 

Landlords will no longer be able to evict tenants without cause. All evictions must be pursuant to Section 8 of the Housing Act 1988, often referred to as ‘fault grounds’ for the landlord to seek possession such as rent arrears or antisocial behaviour. 

2. End of fixed-term tenancies 

Traditional Assured Shorthold Tenancies (ASTs) — often issued for 6 or 12 months — will be phased out. All tenancies will become periodic, rolling month to month. This gives tenants the flexibility to leave with just two months’ notice and reduces the threat of non-renewal at the end of a fixed term. 

3. New eviction grounds and notice periods 

Section 8 grounds are being amended to include the following grounds for possession: 

• • Selling the property or the landlord wanting to live in the property: This is only applicable after the first 12 months of the tenancy and requires a 4-month notice period. 
  • Rent arrears: landlords must now show three months of arrears. The level of arrears is increased from the current two months presently required. The notice period for this ground is also increased from 2 to 4 weeks. 

4. No more accelerated possession process 

Previously, Section 21 allowed landlords to use a fast-track court process to regain possession without a hearing. That route will disappear with the abolishment of the Section 21. All evictions will now go through the courts. 

5. Applies to all tenancies 

Unlike earlier reforms, these changes will apply not just to new tenancies, but also to existing tenancies, ensuring the private rental sector transitions as a whole. 

What this means for landlords 

The end of Section 21 will mark the biggest change in landlord-tenant law in a generation. For landlords, this means: 

• • Tighter grounds for possession: A legitimate reason must now be given for all evictions. 
  • Reliance on Section 8: Landlords will need to understand the Section 8 process including correct notices and evidence. 
  • Likely delays: With increased notice periods and reliance upon the ‘fault’ grounds, grounds are open to be disputed and it is likely to take longer to recover possession of a property. 

There is concern in the sector that the court system may struggle to handle the increased volume of contested evictions, with landlord groups calling for reforms to court efficiency in parallel with the new law. 

When will the changes take effect? 

As of July 2025, the Renters’ Rights Bill is progressing through Parliament and is expected to receive Royal Assent in autumn 2025, with implementation likely to begin in early to mid-2026. A transition period is anticipated to help landlords and agents adapt. 

Final thoughts

For tenants, this bill provides for significantly increased security and peace of mind. For landlords, it represents a new era of regulation, evidence-based actions, and greater patience during possession claims. 

While the government insists the system will remain fair to responsible landlords, many in the sector are watching closely to see whether the courts can adapt – and whether landlords will remain confident in continuing to let their properties.