What Replaces Section 21? Everything Tenants Need to Know (2026)
Section 21 has been replaced by Section 8 notices under the Renters' Rights Act 2025. Unlike Section 21, landlords must now prove a legal reason to evict a tenant. There are no more 'no-fault' evictions.
Related guidance inside this topic
- If your next step turns on legacy Section 21 notice rules, read Section 21 notice validity outcome guides.
- For the dates, forms, and evidence behind legacy Section 21 notice rules, see Section 21 notice checker before you respond.
- If this issue overlaps with section 13 rent increase rules, check rent increase checker to compare the legal tests.
- For a fuller breakdown of landlord repair duties, use housing repairs checker for the underlying rule set.
- If you need the route-specific rules on legacy Section 21 notice rules, start with Section 21 abolition guide so you can check the dates and documents against your own case.
Related articles
- Rent increase rules in England
The split between pre-1 May 2026 and post-1 May 2026 section 13 rules, including Form 4, Form 4A, notice periods, and tribunal rights. - Tenant rights in England: complete guide
The main overview page linking eviction, repairs, deposit protection, rent increases, and illegal eviction rights together. - Old rules vs new rules after May 2026
The side-by-side transition guide for Section 21, Section 8, rent increases, and periodic tenancies after 1 May 2026. - Renters' Rights Act 2026: complete guide
The main reform guide covering Section 21 abolition, Section 8, rent increases, pets, and private rented sector enforcement changes. - How to challenge an eviction notice in England
Action-focused guide for identifying the notice type, checking validity, gathering evidence, responding safely, and preparing for court.
Common questions
- What has replaced section 21 in 2026?
- Section 8 notices have replaced section 21. Landlords must now use a Section 8 notice and prove one of the statutory grounds for possession, such as rent arrears or anti-social behaviour.
- Can landlords still evict tenants in 2026?
- Yes, but only using Section 8 with a valid legal ground. No-fault evictions using section 21 are no longer permitted.
- Is section 21 completely gone?
- Yes — for new notices. Any section 21 notice served on or after 1 May 2026 is invalid. Notices served before that date may still be active but are subject to a transitional window: the landlord must have issued court proceedings by 31 July 2026.
Use the interactive checker on getrentersrights.com for the full step-by-step result.