Section 21 is Being Abolished — What Does That Actually Mean for Renters?

For decades, Section 21 of the Housing Act 1988 gave landlords a powerful tool: the ability to evict a tenant without giving any reason. A two-month notice, and that was that. No explanation required.

From 1 May 2026, that changes.

What was Section 21?

A Section 21 notice — often called a “no fault” eviction — allowed landlords to reclaim their property at the end of a fixed-term tenancy, or during a periodic tenancy with two months' notice. They didn't need to prove the tenant had done anything wrong.

In practice, this was used to evict tenants who complained about repairs, who refused rent increases, or simply because a landlord wanted to sell or re-let at a higher price.

What's replacing it?

Under the Renters' Rights Act, all tenancies in England will become “periodic” — rolling month-to-month — from day one. Landlords can only end a tenancy for specific, legally defined reasons, including:

• Rent arrears (at least two months)
• Anti-social behaviour
• The landlord wanting to sell the property (with at least four months' notice)
• The landlord or a close family member wanting to move in (with at least four months' notice)
• Significant breach of tenancy terms

What does this mean for tenants in practice?

You can no longer be evicted simply for asking for repairs, getting a pet, or because your landlord wants a higher-paying tenant. This is a significant strengthening of tenant security.

However, it doesn't mean landlords have no route to possession. If you fall into rent arrears or cause problems for neighbours, the eviction process still exists.

Does this affect existing tenancies?

Yes. When the Act comes into force on 1 May 2026, all existing fixed-term tenancies will convert to periodic tenancies. This means the new rules will apply to everyone — not just new renters.

Should I still check my tenancy agreement?

Absolutely. Even after the Act comes into force, your agreement still sets out your rights and responsibilities around rent, deposits, repairs, and more. Some landlords may include clauses that are now unlawful — and you'd want to know about them.