Updated July 2026. If you are asking when the last day is to serve a Section 21 notice, here is the direct answer: Section 21 “no-fault” evictions were abolished on 1 May 2026 by the Renters’ Rights Act. You can no longer serve a Section 21 notice at all. This guide explains what that means, what happened to notices served before the cut-off, and how landlords regain possession now.
Key takeaways
- Section 21 is gone. No new Section 21 notice can be served on or after 1 May 2026.
- Possession is now only available through Section 8 grounds.
- Notices validly served before the cut-off could generally still be relied on for a limited transitional period — but that window has now effectively closed for new action.
- To sell or move in, use Ground 1A / Ground 1 with four months’ notice after a 12-month protected period.
Why Section 21 was abolished
Section 21 let landlords end an assured shorthold tenancy without giving a reason once the fixed term ended. The Renters’ Rights Act abolished it — along with assured shorthold tenancies and fixed terms — to give tenants greater security. Every assured tenancy is now open-ended and periodic, and can only be ended by the landlord on a valid ground.
How landlords regain possession now
You must use a Section 8 notice citing one or more grounds. The common ones for landlords include:
- Selling the property (Ground 1A) or moving in / family moving in (Ground 1) — four months’ notice, and not within the first 12 months of the tenancy.
- Serious rent arrears (Ground 8) — at least three months’ arrears.
- Anti-social behaviour and other fault grounds, with their own notice periods.
See the Renters’ Rights Act landlord guide for the full list of grounds and notice periods, and our guide to selling a property with tenants.
Frequently asked questions
Can I still serve a Section 21 notice?
No. Section 21 was abolished on 1 May 2026 and cannot be served.
What if I served a Section 21 before 1 May 2026?
Notices validly served before the cut-off were subject to transitional rules for a limited time. If you are relying on one, get up-to-date legal advice, as the transitional window has effectively closed for starting new possession action.
How do I evict a tenant now?
Only via a Section 8 ground — for example selling, moving in, or serious rent arrears — each with its own notice period.
Written by the Landlords Portal team — experienced UK landlords covering the private rented sector. This article is general information, not legal advice.
