Section 21 “no‑fault” evictions in England and Wales are scheduled to be abolished on 1 May 2026, under the Renters’ Rights Act 2025.

Quick Scoop: When will Section 21 be abolished?

Section 21 of the Housing Act 1988 is the rule that lets landlords evict tenants at the end of a tenancy without having to prove a specific reason, often called “no‑fault” evictions. After years of debate, the Renters’ Rights Act 2025 has now locked in the timetable for scrapping this power.

The key change is a fixed “switch‑off” date in 2026, after which new Section 21 notices can no longer be used and landlords must rely on reason‑based (Section 8‑style) grounds instead.

Key dates and timeline

Here are the main dates you need to know:

  • 27 October 2025 – The Renters’ Rights Bill became the Renters’ Rights Act 2025 when it received Royal Assent.
  • 13 November 2025 – The government confirmed the detailed implementation roadmap, including the Section 21 abolition date.
  • 1 May 2026 – Commencement date:
    • Section 21 is abolished for new use (no new Section 21 notices can be served from this date).
* Assured shorthold tenancies (ASTs) convert to the new periodic assured tenancies under the Renters’ Rights Act framework.

Some guidance explains that notices properly served before 1 May 2026 can still be used for a limited period, provided court proceedings are issued within strict deadlines (for example, within six months of service or within three months after 1 May 2026, whichever is sooner).

What happens for landlords and tenants?

From 1 May 2026, the balance shifts from “no‑fault” to “reason‑based” evictions:

  • Landlords:
    • Can no longer start new possession cases using Section 21 after the cut‑off.
* Must rely on updated Section 8 grounds and procedures, including new or strengthened reasons such as serious rent arrears or needing to sell or move back into the property, depending on how the final regime is drafted in secondary legislation.

* Need to check any existing Section 21 notices and issue possession claims before the transitional deadlines if they still plan to use them.
  • Tenants:
    • Gain stronger security of tenure because landlords will have to show valid grounds rather than simply serving a “no‑fault” notice once the new system is fully in force.
* Should still take legal advice if they receive any notice around the changeover period, as the validity and timelines can be technical.

A simple example: a Section 21 notice served in late April 2026 may still be valid if the landlord issues a claim by the relevant cut‑off date, but if they miss that window, they will lose the ability to rely on that notice and must use the new law instead.

Forum and trending context

On housing forums and social platforms, Section 21 has been a long‑running flashpoint, with renters sharing experiences of sudden evictions and landlords worried about losing flexibility. Earlier posts often complained that the timetable was vague, but more recent discussions highlight that the “no‑fault” regime now has a clear end date of 1 May 2026 and debate has shifted to how effectively the courts will handle reason‑based claims.

Some commenters welcome the change as a historic win for renters’ rights, while others warn that landlords may exit the sector or tighten their criteria for new tenants, especially in already tight rental markets. This split reaction is likely to remain a big talking point as the 2026 deadline approaches.

TL;DR

  • Section 21 “no‑fault” evictions are being abolished in England and Wales under the Renters’ Rights Act 2025.
  • The key abolition/commencement date is 1 May 2026: no new Section 21 notices can be served from that day.
  • Existing notices served before that date may still be usable for a short, strictly limited period if court action is started in time.

Information gathered from public forums or data available on the internet and portrayed here.