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The private rented sector is entering a period of fundamental change under the changes brought about by the Renters’ Rights Act 2025.
One of the most significant shifts for landlords with the act is the abolition of Section 21 of the Housing Act 1988, which removes the ability to evict tenants on a no-fault basis.
While the reforms are being phased in, the direction of travel is clear. Landlords will need to rethink how they approach possession, tenancy management and risk planning.
Preparation now will be critical to avoiding disputes, delays and financial exposure later.
What the abolition of Section 21 really means
Section 21 has long allowed landlords to regain possession of a property without giving a reason, provided the correct notice and procedure were followed.
However, from 1 May 2026, this route will no longer be available and instead, landlords seeking possession will need to rely on Section 8 grounds, meaning they must demonstrate a lawful and recognised reason for eviction.
Common grounds include:
- Persistent rent arrears
- Anti-social behaviour
- Intention to sell the property
Where a landlord intends to sell, tenants must be given four months’ notice, allowing sufficient time to secure alternative accommodation.
This represents a structural shift in power and process. Evictions will move from being largely procedural to evidential, requiring landlords to justify their position clearly and lawfully.
How repossession will work going forward
The removal of Section 21 does not mean landlords cannot regain possession. It does, however, mean that repossession must be handled correctly and strategically.
Landlords will need to:
- Identify the correct Section 8 ground
- Gather supporting evidence early
- Follow revised notice periods and procedures
- Be prepared for greater scrutiny from courts and local authorities
While this may initially feel restrictive, a well-prepared landlord with good records, clear communication and compliant processes is likely to find possession claims more predictable over time.
Periodic tenancies and their impact on evictions
Another major change is the move away from fixed-term assured tenancies. All assured tenancies will become periodic, running on a weekly or monthly basis depending on rent frequency.
Existing fixed-term tenancies will convert automatically before the end of their term. This has direct implications for repossession:
- Tenancies will no longer “end” naturally at the conclusion of a fixed term
- Landlords cannot rely on expiry dates as a trigger for possession
- Eviction decisions must be linked to lawful grounds rather than timing
Tenants, meanwhile, will be required to give two months’ notice if they wish to leave, providing some balance and predictability.
Increased scrutiny and enforcement risk
Alongside the abolition of Section 21 comes stronger enforcement. Local authorities will have enhanced investigatory powers, including the ability to request documents, enter premises where authorised and issue civil penalties.
Fines can reach up to £7,000 for breaches, rising to £40,000 for repeat or serious non-compliance.
Rent repayment orders may also be imposed where offences are found. For landlords, this means eviction decisions and processes must be compliant not only in substance but also in documentation and conduct.
Preparing for the end of Section 21
Landlords should begin preparing for the new eviction landscape well before the changes take effect by:
- Reviewing tenancy agreements and procedures – Ensure agreements, notices and internal processes align with a periodic tenancy model and Section 8-based possession.
- Strengthening record keeping – Evidence will matter more than ever. Keep clear records of rent payments, complaints, correspondence, inspections and any anti-social behaviour.
- Understanding Section 8 grounds – Not all grounds are equal and some require higher evidential thresholds. Knowing which grounds apply to your circumstances is essential.
- Planning for longer possession timelines – Evictions may take longer under the new system. Landlords should factor this into cashflow planning and risk assessments.
- Seeking early legal advice – Professional advice at the first sign of a dispute can prevent escalation and improve outcomes.
The end of no-fault evictions marks one of the most significant changes to landlord rights in a generation.
If you would like support reviewing your eviction processes or preparing for the abolition of Section 21, professional advice now can make all the difference later.
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