What was Section 21?
Section 21 of the Housing Act 1988 allowed landlords to end an assured shorthold tenancy without giving a reason. It was abolished in England from 1 May 2026 by the Renters' Rights Act 2025, so landlords now need a specific statutory ground to regain possession.
Read more in our guide: Why landlords are selling
Key facts at a glance
| Item | Detail |
|---|---|
| Legislation | Section 21 of the Housing Act 1988 |
| What it allowed | Possession of an assured shorthold tenancy without giving a reason |
| Notice period | At least two months, on Form 6A |
| Default tenancy from | 28 February 1997, when assured shorthold tenancies became the default |
| Abolished in England | 1 May 2026, by the Renters' Rights Act 2025 |
| Notices served before 1 May 2026 | Court proceedings had to be issued by 31 July 2026 |
| Replaced by | Section 8 notices on specific grounds, such as Ground 1A for selling |
What Section 21 Was
For almost 30 years, Section 21 was the route most landlords in England used to end a tenancy. After a fixed term, or at any time in a periodic shorthold tenancy, a landlord could serve two months' notice on the prescribed form without giving any reason, and if the tenant did not leave, the court had to make a possession order through the fast, paper-based accelerated procedure. It was popular with landlords and lenders because it was predictable, and widely criticised by tenant groups as a cause of insecurity and homelessness.
A Section 21 notice was only valid if the landlord had complied with certain rules, including protecting the deposit, giving the gas safety certificate, the EPC and the How to Rent guide, and holding any required licence. Many notices failed on these technical points.
Abolition and the Transition
The Renters' Rights Act 2025 abolished Section 21 in England from 1 May 2026, when assured shorthold tenancies became assured periodic tenancies. No new Section 21 notices can be served. A valid notice served before 1 May 2026 could still be relied on, but only if court proceedings were issued by 31 July 2026. Scotland ended no-fault evictions in 2017, and Wales has its own rules with a six-month notice period under the Renting Homes (Wales) Act 2016.
What Replaces It
| Landlord's reason | Ground now used | Minimum notice |
|---|---|---|
| Selling the property | Ground 1A | 4 months, not in the first 12 months of the tenancy |
| Landlord or close family moving in | Ground 1 | 4 months, not in the first 12 months |
| Serious rent arrears (3 months or more) | Ground 8 | 4 weeks |
| Anti-social behaviour | Grounds 7A and 14 | Proceedings can start straight away |
Every route now uses a Section 8 notice, and most require evidence at a hearing.
Why It Matters When Selling a Portfolio
Before May 2026, a landlord planning to sell could serve Section 21 notices, wait two months and market the properties empty. That option has gone. Getting vacant possession now takes longer, carries the 12-month re-letting restriction if the sale fails, and cannot happen in a tenancy's first year. As a result, many more portfolios are now sold as tenanted sales to investor buyers, and the loss of Section 21 is one of the reasons landlords give for leaving the sector.
Official Sources and Further Reading
General information for landlords in England, checked against official sources in October 2026. It is not tax, legal or financial advice: speak to a qualified accountant or solicitor about your own circumstances.
Frequently Asked Questions
Section 21 of the Housing Act 1988 allowed landlords to end an assured shorthold tenancy without giving a reason. It was abolished in England from 1 May 2026 by the Renters' Rights Act 2025, so landlords now need a specific statutory ground to regain possession.
No. Section 21 was abolished in England from 1 May 2026. Landlords must now use a Section 8 notice and a specific ground for possession.
A valid notice served before 1 May 2026 could still be used, but court proceedings had to be started by 31 July 2026.
You can use Ground 1A with at least four months' notice, once the tenancy has lasted 12 months, or sell the property with the tenant in place.
Thinking About Selling Your Portfolio?
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