The biggest change to residential landlord law in over 35 years is now imminent.
From 1 May 2026, Section 21 of the Housing Act 1988 the “no fault” eviction procedure – will be abolished under the Renters’ Rights Act 2025.
This means that landlords will no longer be able to recover possession simply by serving a valid Section 21 notice. Instead, all possession claims will need to rely on specific statutory grounds under Section 8.
For landlords who may need possession in the near future, time is now critically important.
The Key Date: 30 April 2026
The final day you can serve a Section 21 notice is:
30 April 2026
From 1 May 2026 onwards, no new Section 21 notices can be served.
If you believe you may need possession of your property whether due to sale, rent arrears, relationship breakdown with the tenant, or a change in financial circumstances you must carefully consider your position now.
The Transitional Window: Proceedings Must Be Issued in Time
Even if you serve a Section 21 notice before 30 April 2026, that is not the end of the story.
You must also start court proceedings within strict time limits.
After 1 May 2026, landlords relying on a previously served Section 21 notice must issue proceedings by the earlier of:
- 6 months from the date the notice was served; or
- 31 July 2026 (three months after the Act comes into force).
This means:
- If you serve a notice in January 2026, you must issue by July 2026.
- If you serve a notice in April 2026, you will still need to issue by 31 July 2026, even though six months would ordinarily take you beyond that date.
If proceedings are not started in time, the Section 21 notice becomes unusable, and possession can only be sought under the new Section 8 regime.
There will be no second opportunity.
What Happens After 1 May 2026?
From 1 May 2026:
- All assured shorthold tenancies will convert into periodic assured tenancies.
- Section 21 will no longer exist.
- Possession will only be available through statutory grounds under Section 8.
- Courts will scrutinise evidence more closely than under the current accelerated procedure.
The new regime is significantly more evidence-driven and technical. If the ground fails, the claim fails.
Landlords who are accustomed to relying on Section 21 as a fallback safety mechanism will no longer have that option.
Landlords: Ask Yourself These Questions Now
You should urgently review your portfolio and consider:
- Are there tenants where the relationship has deteriorated?
- Are there properties you are considering selling in the next 12–18 months?
- Are there low-level arrears or behavioural concerns that may escalate?
- Are you financially exposed if the tenancy continues longer than anticipated?
If the answer to any of these is “yes”, you should be seeking advice immediately.
Waiting until spring 2026 may leave insufficient time to act properly.
The Risk of Doing Nothing
Many landlords assume they can “deal with it later”.
After 1 May 2026:
- You cannot serve Section 21.
- You must prove a statutory ground.
- You may face contested hearings.
- Claims may take longer and cost more.
The removal of Section 21 shifts the balance significantly.
Strategic decisions that were once straightforward will require careful legal planning.
Our Advice at Johnson & Boon
We are advising landlords and their agents to:
- Audit their current tenancies now.
- Identify any properties where possession may realistically be required within the next 12 months.
- Take early legal advice on timing and evidence.
- Avoid last-minute notices in April 2026, where court issue deadlines will be compressed.
Every case will turn on its own facts, but the overarching message is clear:
If you think you may need possession, do not delay.
Speak to Us
If you are unsure whether to serve a Section 21 notice before the abolition date, or if you want to understand how the new Section 8 grounds will affect you, we are here to help.
The window to act is closing.
Contact Johnson & Boon for clear, strategic advice tailored to your portfolio.