Section 21 Is Set to Go – What This Means for Landlords
By Allison Thompson, National Lettings Managing Director, Leaders
The Renters’ Rights Bill is making its way through the House of Lords and, if passed in its current form, will bring major changes to how tenancies are ended. One of the most significant proposals is the abolition of Section 21, often referred to as the ‘no-fault eviction’ process.
This reform has been expected for some time and will reshape how landlords manage possession and protect their rental income.
Section 21 will be removed
At present, Section 21 of the Housing Act allows landlords to regain possession of their property by giving two months’ notice, without needing to provide a reason. Under the new legislation, this route will no longer be available. Landlords will instead need to use the Section 8 process and demonstrate a valid ground for possession.
While the reform is designed to stop a small number of unfair evictions, many landlords have used Section 21 simply as a straightforward, legally accepted way to end a tenancy when needed. The majority of landlords are fair and reasonable, and ending tenancies without good cause is rare.
Key changes
Once the Renters’ Rights Bill is passed:
Landlords will no longer be able to end a tenancy using Section 21
Possession will only be possible through Section 8, with a valid legal ground
All contested evictions will require a court hearing
The accelerated possession process will be removed
Tenants will benefit from increased security and stability
What this means for landlords
This change is likely to extend the timeline and cost involved in gaining possession. Every case will need to follow the Section 8 process, which has also been revised as part of the Bill.
Landlords should be aware of the following:
Section 8 grounds are being reformed, and notice periods for the most commonly used grounds will increase
The process will almost certainly take longer, especially where court hearings are required
Strong tenant referencing will become even more important, to reduce the risk of issues arising later
The most effective way to protect income and reduce risk is to ensure tenants are a good match from the outset and that clear, compliant agreements are in place
At LRG, we’re already working with landlords to prepare for the changes. Our lettings teams are reviewing tenancy processes, updating legal documentation and making sure clients understand how to manage the transition confidently.
What this means for tenants
Tenants will gain more security in their homes. Under the new rules, landlords will only be able to serve notice if there is a clear legal ground to do so. For tenants who have not breached their agreement, this will mean more time to find a new home if they are asked to move, usually a minimum of four months.
The intention is to prevent tenants from being unexpectedly asked to leave, helping them plan more confidently and feel more settled.
Steps for landlords to take now
While the Bill has not yet been passed into law, landlords can prepare by reviewing their current approach and updating their tenancy management plans:
Make sure all tenancy agreements are legally compliant and up to date
Strengthen referencing and affordability checks before new tenancies begin
Understand the revised Section 8 grounds and notice periods
Consider how court delays could affect your ability to regain possession
Seek expert guidance before serving any notice or starting the eviction process
We also recommend working closely with your managing agent to ensure all steps are being followed correctly and that you are prepared for the legal changes ahead.
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