Section 21: What Landlords Need to Know Before It’s Abolished
- Mariam Ishola
- Sep 11
- 5 min read
Introduction
For years, landlords across England have relied on Section 21 of the Housing Act 1988 as a straightforward way to regain possession of their property. Often called the “no-fault eviction notice,” Section 21 allowed landlords to ask tenants to leave with just two months’ notice, without needing to give a reason but this is about to change.
The UK Government has confirmed, through the Renters’ Rights Bill introduced in July 2024, that Section 21 will be abolished. For landlords, this is a major shift. It will change how you manage tenants, deal with disputes, and plan your property investments.
So what does this mean in practice? In this guide, we explain what landlords need to know, the challenges you may face, and the steps you can take now to prepare for the end of Section 21.
What is Section 21 and Why Does it Matter?
Section 21 allowed landlords to end assured shorthold tenancies with at least two months’ written notice, once the fixed term ended. Importantly, landlords did not need to give a reason which is why it was called a “no-fault” eviction.
This process was often quicker and less stressful than other legal routes. Landlords used Section 21 to:
Sell a property with vacant possession.
Move back into a property themselves, or allow a family member to live there.
Remove tenants where/when the relationship has broken down.
Regain control without lengthy disputes.
Because of this, Section 21 became one of the most commonly used legal tools for landlords.
Why is Section 21 Being Abolished?
The government argues that Section 21 has been misused. Campaigners say tenants lived with uncertainty, worried that they could be forced to leave even when paying rent on time.
The Renters Rights Bill aims to give renters more security. Instead of relying on Section 21, landlords will need to use Section 8, which requires valid legal grounds for eviction, such as:
Persistent rent arrears.
Anti-social behaviour.
Serious breach of tenancy agreement.
Landlord wishing to sell or move in.
This means eviction will not disappear but the process will become stricter, requiring clear evidence and legal grounds.
The Impact on Landlords
For landlords, the end of Section 21 creates three big changes:
More Accountability: You will need a clear, valid reason to remove tenants.
Longer Processes: Evictions may take longer if disputes go to court.
Higher Costs: Legal support, evidence collection, and possible delays may raise costs.
However, it is not all a step backward. The Renters’ Rights Bill adds new clear reasons landlords can use for asking tenants to leave under Section 8 such as, selling the home or needing it for yourself.
What Landlords Must Prepare For in 2025
To adapt to a post-Section 21 market, landlords should start preparing now:
Review Tenancy Agreements: Ensure contracts are watertight and clearly outline tenant responsibilities.
Improve Record-Keeping: Keep full records of rent payments, communications, and maintenance to support future eviction cases.
Understand Section 8 Grounds: Familiarise yourself with the updated grounds for eviction under Section 8.
Budget for Delays: Set aside financial buffers for longer eviction timelines.
Stay Updated: Follow government guidance and landlord association updates.
What About Rent Arrears and Problem Tenants?
Many landlords worry that without Section 21, problem tenants will be harder to remove. The government has stated that persistent rent arrears and anti-social behaviour will remain strong grounds under Section 8.
In fact, reforms will add clearer timelines for eviction where tenants owe more than two months of rent, helping landlords act with greater certainty.
Long-Term Effects on the Rental Market
The abolition of Section 21 will reshape the landlord-tenant relationship:
Tenants: More stability and security in rented homes.
Landlords: Greater responsibility to follow legal grounds for eviction.
Market: Some landlords may leave the sector due to stricter rules, reducing supply.
This could lead to higher rental prices if demand continues to outstrip supply. Landlords who stay in the market and adapt to the new rules may benefit from this.
Case Study: A Landlord’s Experience
Take Mark, a landlord in Manchester. He used Section 21 twice in the past decade- once to sell a property, and once when a tenant relationship broke down. With Section 21 ending, he worries about flexibility.
However, by tightening his tenancy agreements and joining a landlord association, Mark has found peace of mind. He knows that under the updated Section 8 rules, he can still sell when needed and act if tenants fail to pay rent.
This is the new reality for UK landlords: fewer shortcuts, but still workable routes to protect your property.
Practical Steps to Take Now
If you are a landlord, here are five steps to take before Section 21 is gone:
Stay Informed: Sign up to landlord association newsletters.
Strengthen Agreements: Update tenancy contracts with clear terms.
Keep Evidence: Save every payment record, message, and notice.
Plan Finances: Prepare for possible legal costs and longer timelines.
Seek Professional Advice: Speak to letting agents or property advisors who understand the reforms.
Frequently Asked Questions (FAQs)
What is Section 21?
Section 21 allowed landlords to evict tenants without giving a reason, with two months’ notice.
When will Section 21 be abolished?
The government has confirmed it will end in 2025 as part of the Renters Reform Bill.
Can landlords still evict tenants after Section 21 ends?
Yes. Landlords must use Section 8 with valid legal grounds such as rent arrears, selling, or moving in.
Will it be harder to remove problem tenants?
It may take longer, but new Section 8 rules will make eviction clearer in cases of serious rent arrears or anti-social behaviour.
How should landlords prepare?
Update tenancy agreements, keep good records, understand Section 8, and budget for possible delays.
Conclusion
The end of Section 21 is one of the biggest changes UK landlords will face in years. While it removes the option of no-fault evictions, it does not remove landlords’ rights to protect their property. With preparation, clear agreements, and a proactive approach, landlords can still manage risks and run successful rental businesses.
The Renters' Rights Bill is a reminder that the property market is always evolving. Landlords who adapt early will be in the strongest position to handle change and make the most of the opportunities ahead.
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