Section 21 Abolished — What the Renters Rights Act 2025 Means for Tenants

What Was Section 21?

For decades, Section 21 of the Housing Act 1988 was the defining feature — and the defining anxiety — of private renting in England. It allowed landlords to evict tenants at any time after the end of a fixed term, or during a periodic tenancy, by giving just two months' written notice. No reason was required. The tenant could be a model occupant who paid on time and maintained the property immaculately, and still receive a Section 21 notice.

At its peak, more than 5,000 Section 21 notices were being served every month in England. For tenants, it cast a long shadow over every repair request and every rent negotiation: push back too hard, and risk being shown the door.

When Was Section 21 Abolished?

The Renters Rights Act 2025 received Royal Assent and came into force during 2025, abolishing Section 21 for all new tenancies from the commencement date. Existing tenancies on legacy assured shorthold agreements were given a transitional period, but by 2026 all tenancies in England operate under the new regime.

What Replaced Section 21?

Landlords can now only end a tenancy by establishing one of the specific grounds listed in Schedule 2 of the Housing Act 1988, as amended by the Renters Rights Act. These are known as Section 8 grounds. Some grounds are mandatory — meaning the court must grant possession if the ground is proven — and others are discretionary, leaving the judge to weigh up the circumstances.

Key New and Amended Grounds

**Ground 1A — Landlord selling the property**

A landlord who wishes to sell with vacant possession can now use this ground, but must give the tenant four months' notice. The landlord cannot relet the property within 12 months of regaining possession.

**Ground 1B — Landlord or close family member moving in**

A landlord who genuinely needs to occupy the property themselves, or for a close family member, can use this ground with four months' notice. Again, the property cannot be relet within 12 months.

**Ground 14A — Domestic abuse**

A new mandatory ground allows landlords to seek possession where a tenant has been convicted of domestic abuse towards another person living at the property.

**Rent Arrears (Grounds 8, 10, 11)**

Ground 8 remains mandatory: if a tenant is at least two months in arrears both at the date of the notice and at the court hearing, the court must grant possession. Ground 10 and 11 are discretionary and cover persistent late payment.

Stronger Notice Periods

Under the new system, minimum notice periods are longer and depend on the ground being used. For the most serious grounds (anti-social behaviour, conviction), notice can be shorter. For grounds such as landlord sale or moving in, tenants get four months' notice — double what Section 21 provided.

Protection Against Retaliatory Eviction

One of the most significant provisions of the Renters Rights Act is the protection against retaliatory eviction. If a tenant makes a legitimate complaint about the condition of the property — to the landlord or to the council — the landlord cannot serve a Section 8 notice on grounds that relate to the tenancy ending for a set period after the complaint.

Courts can dismiss possession claims where the landlord's motive appears to be retaliatory. This gives tenants real practical protection when reporting hazards or requesting repairs.

The First-tier Tribunal for Disputes

Disputes about possession and rent can be heard by the First-tier Tribunal (Property Chamber) rather than always requiring full county court proceedings. This makes the process faster and less expensive for both parties.

The Private Rented Sector Database

All landlords in England must now register on the national Private Rented Sector Database before they can let a property. Tenants can search the database to verify their landlord is registered. Landlords who fail to register face civil penalties, and their ability to use certain possession grounds may be restricted.

The Private Rented Sector Ombudsman

The Renters Rights Act also created a mandatory Private Rented Sector Ombudsman. Every landlord must be a member. For tenants, using the Ombudsman is free, and decisions are binding on landlords. This provides an accessible alternative to court for resolving disputes about repairs, deposits, and conduct.

What to Do If You Receive a Legacy Section 21 Notice

If you received a Section 21 notice during the transitional period and have not yet been required to leave, check its validity carefully. A Section 21 notice is invalid if:

• The deposit was not protected or Prescribed Information was not served
• The landlord had not provided the Gas Safety Certificate, EPC, or How to Rent guide
• The notice was served on the wrong form
• The property was subject to a hazard improvement notice from the council

Many Section 21 notices historically were technically flawed. Shelter's legal advice line (0808 800 4444) can help you check.

Keeping Your Records Safe

Property Passport UK allows tenants to store their tenancy agreement, deposit protection certificate, gas safety certificate, and correspondence with their landlord in one organised place. If a dispute ever arises, having a complete, timestamped record is invaluable.