Goodbye Section 21: New Grounds for Ending Tenancies

Section 21 “no-fault” eviction was abolished for private-sector assured tenancies in England on 1 May 2026. Landlords can no longer serve a new Section 21 notice. To recover possession, a landlord must rely on one or more valid grounds under Section 8 of the Housing Act 1988, as amended by the Renters’ Rights Act 2025.

• The landlord must have a genuine statutory ground for possession.

• The current prescribed Section 8 notice is Form 3A.

• The notice must identify the ground relied on and give the correct ground-specific notice period.

• If the tenant does not leave, the landlord must obtain a possession order and follow the lawful enforcement process.

Grounds include selling the property, occupation by the landlord or specified family members, serious rent arrears, persistent late payment, breach of tenancy, property damage and antisocial behaviour. Some grounds are mandatory if proved; others are discretionary.

The selling and occupation grounds cannot generally be used during the first 12 months of a new tenancy. They also carry restrictions on reletting and remarketing after possession. Misusing a ground can lead to substantial penalties.

Ground 4A may be available for qualifying full-time student tenancies in HMOs, but only where all statutory conditions and notice requirements have been met.

• Do not use Form 6A or issue a new Section 21 notice.

• Use the current Form 3A and confirm the correct ground and notice period.

• Keep evidence supporting the possession ground.

• Obtain legal advice before serving notice.

Last reviewed: 2 September 2026. General information for England; not legal advice.