Section 21 abolished: what happens now (2026 guide)
From 1 May 2026 the Renters' Rights Act 2025 abolishes new Section 21 notices in the private rented sector in England. A landlord cannot serve a fresh Section 21 from that date, they must instead use a grounds-based Section 8 notice under Schedule 2 of the Housing Act 1988.
Related guidance inside this topic
- If your next step turns on legacy Section 21 notice rules, read England tenant rights guide.
- For the dates, forms, and evidence behind legacy Section 21 notice rules, see old rules vs new rules guide before you respond.
- If this issue overlaps with legacy Section 21 notice rules, check Renters' Rights Act 2026 guide to compare the legal tests.
- For a fuller breakdown of legacy Section 21 notice rules, use 2026 eviction route guide for the underlying rule set.
- If you need the route-specific rules on legacy Section 21 notice rules, start with legacy Section 21 checker so you can check the dates and documents against your own case.
Related articles
- Section 21 notice invalid: reasons and what to do
The defect checklist for legacy Section 21 notices, including deposit, gas safety, licensing, and retaliatory eviction points. - Section 21 validity outcome guides
Index of all 72 outcome guides from the Section 21 checker — grouped by topic: deposit protection, prescribed documents, notice timing, licensing, and retaliatory eviction. - Tenant checklist England 2026
A stage-by-stage checklist for issues before move-in, during the tenancy, and at move-out. - Eviction timeline England 2026
The procedural timeline from notice to court order to bailiff enforcement in England. - Section 8 eviction grounds in 2026
The main guide to mandatory and discretionary Section 8 grounds, notice periods, evidence, and court reasoning.
Common questions
- Is Section 21 abolished?
- Yes. The Renters' Rights Act 2025 abolishes Section 21 of the Housing Act 1988 for the private rented sector in England. From 1 May 2026 a landlord cannot serve a new Section 21 no-fault notice. Every fresh possession claim must use the Section 8 grounds-based route under Schedule 2 of the Housing Act 1988.
- When was Section 21 abolished?
- Section 21 is abolished with effect from 1 May 2026 under the Renters' Rights Act 2025. The Act received Royal Assent in 2025 and the abolition commencement date is 1 May 2026. A Section 21 notice dated on or after 1 May 2026 has no legal effect.
- What happens to my Section 21 notice now?
- A Section 21 notice that was validly served before 1 May 2026 can still be relied on during a short transitional window. The landlord must issue the county court possession claim by 31 July 2026; after that date the notice expires. All the usual Section 21 validity rules still apply: deposit protection, gas safety, EPC, How to Rent guide, Form 6A, licensing, and no retaliatory service. Run the Section 21 checker to test your specific dates and documents.
- What can my landlord use instead of Section 21?
- Section 8 of the Housing Act 1988 is now the only possession route. The landlord must cite at least one Schedule 2 ground — for example Ground 8 (serious rent arrears), Ground 14 (anti-social behaviour), Ground 1A (landlord selling), or Ground 1B (landlord moving in) — serve the prescribed Section 8 notice, and prove the ground at a county court hearing. Mandatory grounds require possession if proved; discretionary grounds leave the decision to the judge.
Use the interactive checker on getrentersrights.com for the full step-by-step result.