Can a landlord evict a tenant without a reason now Section 21 is abolished?
Section 21 "no-fault" eviction is gone. Here's how possession actually works now — calmly and factually.
No. Since 1 May 2026, Section 21 "no-fault" eviction no longer exists in England. A landlord must now use a specific Section 8 ground to end a tenancy — for example rent arrears, selling the property, moving in themselves, or anti-social behaviour. Notice periods vary depending on which ground applies.
What Section 8 grounds landlords can still use
Section 8 grounds were expanded and re-numbered under the Renters' Rights Act 2025. The grounds a landlord can rely on include the kind of reasons you'd expect — serious rent arrears, the landlord intending to sell, the landlord or their family needing to move in, and persistent anti-social behaviour. Each ground has its own notice period, so landlords should check the specific ground that applies rather than assume a single timeframe.
From 1 August 2026, courts stopped accepting possession claims based on Section 8 or 21 notices that were served before the Act commenced. Any live case must now run under the new rules.
What this means if you're a tenant
The key protection is straightforward: your landlord can't make you leave without a valid reason. They have to point to a specific Section 8 ground and give the right amount of notice for that ground. If you're unsure whether a notice you've received is valid, it's worth getting advice before responding.
What this means if you're a landlord
The practical shift is that possession now depends on having a recognised ground and following the correct notice process for that ground. Getting the paperwork right matters — using the wrong ground or notice period can undermine a claim. This isn't legal advice, but if you're a landlord, understanding which ground fits your situation before you serve notice will save time and stress.
Frequently asked questions
Can my landlord evict me for no reason in 2026?
No. Section 21 "no-fault" eviction was abolished in England from 1 May 2026. A landlord must now use a specific Section 8 ground to seek possession.
What reasons can a landlord use to evict under Section 8?
Common grounds include serious rent arrears, the landlord intending to sell, the landlord or family moving in, and anti-social behaviour. Notice periods vary by ground.
Do old Section 21 notices still work?
No. From 1 August 2026, courts stopped accepting possession claims based on Section 8 or 21 notices served before the Act commenced.
Hull landlords who'd rather have compliance, licensing and management handled for them — or tenants with a question about a notice they've received — can talk to the team at Property Central.