Section 21: what happened to no-fault evictions in England

By Sam Kane · Last checked 9 October 2026 · Covers England only

Section 21 no longer exists for private renters in England. Since 1 May 2026, a private landlord cannot give you a section 21 notice, even if your tenancy agreement says they can. To end your tenancy now, your landlord must give you a legal reason under section 8 and, if you do not leave, get a court order.

This guide explains what section 21 was, what replaced it, and what to do if you got a section 21 notice before the change.

The short version

What was a section 21 notice?

Section 21 is a part of the Housing Act 1988. It let a landlord end an assured shorthold tenancy without giving any reason. That is why people called it a “no-fault” eviction: you could pay your rent on time, look after the home and still be asked to leave.

Under the old rules, the landlord had to:

  1. Give you a written notice on a form called Form 6A.
  2. Give you at least 2 months’ notice.
  3. Follow some other rules first, such as protecting your deposit and giving you a gas safety certificate, an energy certificate (EPC), the government’s “How to Rent” guide and a licence, if the home needed one.

If you did not leave when the notice ended, the landlord could ask the court for a possession order. A possession order is a court decision that says you must leave by a set date.

Is section 21 abolished?

Yes, for private renters in England. The Renters’ Rights Act 2025 removed section 21 for private tenancies from 1 May 2026. On the same day, every assured shorthold tenancy became an assured periodic tenancy, which is a rolling tenancy with no end date. Read more in our guide to assured shorthold and assured periodic tenancies.

Wales and Scotland have their own laws, and this guide does not cover them. Different rules and dates may also apply if you rent from a housing association. Check with Shelter or Citizens Advice if that is you.

What replaced section 21?

Section 8 replaced it. A section 8 notice must name one or more “grounds for possession”. A ground is a reason the law accepts for ending a tenancy. The landlord must give you the right amount of notice for each ground, on a form called Form 3A.

Section 21 (before 1 May 2026) Section 8 (from 1 May 2026)
Does the landlord need a reason? No Yes, a legal ground
Usual notice if you have done nothing wrong 2 months 4 months
Form Form 6A Form 3A
Landlord must prove the reason in court No Yes

Our section 8 guide lists the main grounds and the notice for each one.

I got a section 21 notice before 1 May 2026. Is it still valid?

No, unless your landlord started a court claim by 31 July 2026. The time to start a new claim on an old section 21 notice has passed.

The government set a cut-off. A landlord who gave a valid section 21 notice on or before 30 April 2026 had to ask the court to start a possession claim by whichever came first:

If your landlord did not apply to the court in time, the notice can no longer be used. Your tenancy carries on as an assured periodic tenancy, and your landlord would have to start again with a section 8 notice and a legal reason.

If your landlord did apply to the court by the deadline, the case continues under the old rules until it ends. The court can only give your landlord a possession order if the notice was valid. For example, the landlord must have protected your deposit and given you the documents listed above.

I got a section 21 notice after 1 May 2026. What should I do?

You do not have to leave. A private landlord cannot give a valid section 21 notice on or after 1 May 2026.

  1. Keep the notice and any messages that came with it.
  2. Reply in writing, calmly, and say that section 21 no longer applies to private tenancies in England.
  3. Keep paying your rent as normal.
  4. Get free advice from Shelter, Citizens Advice or your local council if your landlord keeps pressing you to leave.

What if I get court papers?

Do not ignore them, even if you think the notice is not valid.

  1. Fill in the defence form that comes with the court papers within 14 days.
  2. Get free legal advice. The Housing Loss Prevention Advice Service can help before the hearing and on the day.
  3. Go to the hearing and bring your documents, such as your tenancy agreement, deposit details and rent records.

Can my landlord still make me leave?

Yes, but only for a legal reason and only with a court order if you do not leave. Common reasons include selling the home, moving in, or rent arrears. Your landlord must prove the reason in court.

Your landlord must never change the locks, take your things or force you out. That is illegal eviction, and your council can act against it.

What to do now

  1. Check your tenancy agreement. If it mentions section 21 or a fixed end date, those parts no longer apply.
  2. Know your notice. You can leave with 2 months’ written notice. Your landlord usually needs to give you 4 months.
  3. Keep a record of your rent payments. It helps if there is ever a dispute, and your rent can also count on your credit file.
  4. Read the full picture in our guide to the Renters’ Rights Act.

Common questions

Can a landlord still serve a section 21 notice?

No, not for a private tenancy in England. Since 1 May 2026, a section 21 notice from a private landlord is not valid, whatever your tenancy agreement says.

When did section 21 end?

On 1 May 2026, when the main tenant parts of the Renters’ Rights Act 2025 came into force.

What happens to a section 21 notice I got in April 2026?

Your landlord had to start a court claim by 31 July 2026, or earlier if 6 months had passed since the notice was given. If they did not, the notice can no longer be used.

What is a no-fault eviction?

An eviction where the landlord does not have to give a reason. Section 21 allowed this. Landlords in England now need a legal reason.

How much notice does my landlord have to give me now?

It depends on the reason. It is usually 4 months if you have done nothing wrong, for example if they want to sell. It can be shorter for reasons such as serious rent arrears.

Can I be evicted if I pay my rent on time?

Yes, for some reasons, such as your landlord selling or moving in. They cannot use those reasons in the first 12 months of your tenancy, and they must give you 4 months’ notice.

Where to get free help

Sources

This guide is general information, not legal advice. If your landlord has given you notice, get advice about your own situation.

You already do the hard part.

You pay your rent every month. From now on, your credit file can show it.

a month