Section 21 abolition explained
The end of "no-fault" evictions is the headline change in the Renters' Rights Act. Here is what was abolished, when, and what replaces it.
What changed, and when
In England, section 21 "no-fault" evictions were abolished on 1 May 2026 under the Renters' Rights Act 2025. Previously a landlord could end an assured shorthold tenancy by serving a section 21 notice without giving a reason. That route no longer exists.
This is an England provision. Housing is devolved, so Wales, Scotland and Northern Ireland have their own separate systems.
What replaces it: possession on a ground
With section 21 gone, a landlord who needs possession must rely on a ground — the grounds for possession in the legislation (the section 8 route), which the Act reformed, adding, changing and re-timing grounds. Grounds cover situations such as rent arrears, the landlord needing to sell or move in, and tenant breach; some are mandatory and some discretionary, and each carries its own conditions and notice periods.
Because possession now always rests on a ground and its evidence, the paperwork behind a tenancy matters more than ever — but the notices and any court process are legal steps for a solicitor or a tenancy-management platform, not a compliance record system.
Periodic tenancies come with it
The same phase converted assured tenancies to periodic tenancies with no fixed term or end date. That is why there is no longer a fixed end to "run down" — see periodic tenancies explained.
Keep the compliance evidence straight
Complys keeps your property safety certificates, condition and hazard records audit-ready — the compliance side that sits alongside tenancy management. It does not draft section 8 notices, manage tenancies or advise on possession; use a solicitor or a tenancy-management platform for those.
Renters' Rights Act compliance →FAQs
When was section 21 abolished?
In England, section 21 'no-fault' evictions were abolished on 1 May 2026 under the Renters' Rights Act 2025. From that date a landlord can no longer end an assured tenancy simply by serving a section 21 notice.
How can a landlord regain possession now?
Possession must be sought on a ground — the grounds for possession set out in the legislation (the section 8 route), which the Act reformed. Some grounds are mandatory and some discretionary, and each has its own conditions and notice requirements. This is a legal process; a solicitor or tenancy-management platform handles the notices and any court action.
Does this apply across the UK?
No. This change is part of the Renters' Rights Act 2025, which applies to England. Wales, Scotland and Northern Ireland have their own separate systems and their own rules on ending tenancies.
Does Complys handle evictions or notices?
No. Complys is not a lettings or tenancy-management system and does not draft section 8 notices, manage tenancies or advise on possession. It keeps the property-compliance evidence — safety certificates, condition and hazard records — that sits alongside good tenancy management.
Related: what is the Renters' Rights Act, periodic tenancies, and Renters' Rights Act compliance. England-specific; general information, not legal advice — check GOV.UK for the current position.