Section 21 is abolished: never serve a section 21, notice to quit or informal eviction notice

All private assured tenancies in England, including those that began before 1 May 2026.

Do not serve a section 21 notice, a landlord's notice to quit, or any other written document (including texts or WhatsApp messages) that purports to be a possession notice or to end the tenancy, other than a valid section 8 notice. Follow the section 8 process instead.

Deadline

Ongoing

• Copies of all notices served on tenants

Civil penalty

Up to £7,000

Other consequences

Council financial penalty of up to £7,000 (HA 1988 s.16E(1)(b),(d) and s.16I); continuing or repeat breaches can become offences with a civil penalty of up to £40,000. A section 21 notice served on or after 1 May 2026 is invalid.

• Renters' Rights Act 2025, s.2 (abolition of assured shorthold tenancies (Part 1 Chapter 2 of HA 1988, including s.21, omitted))legislation.gov.uk
• Renters' Rights Act 2025, s.13 (inserts HA 1988 s.16E(1)(b) and (d))legislation.gov.uk
• Renters' Rights Act 2025, s.17 (inserts HA 1988 s.16M: meaning of purported notice of possession)legislation.gov.uk
• Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026 (SI 2026/421)legislation.gov.uk

Official guidance

Transitional: a valid section 21 notice served before 1 May 2026 could only be used if court proceedings began by the earlier of the notice's own deadline and 31 July 2026 (extended only for breathing space). After that the tenancy is an assured periodic tenancy and only section 8 is available. GOV.UK says enforcement will not usually follow where an otherwise valid section 8 notice contains a simple error such as a spelling mistake.

• Seek possession only by a section 8 notice on Form 3A with the correct notice periodIn force since 1 May 2026Fine up to £7,000

  To end a tenancy you need a statutory ground, a section 8 notice on the current Form 3A giving at least the minimum notice for each ground, and then a court order. Court proceedings must start within 12 months of serving the notice.

• Offence: knowingly or recklessly using a possession ground that cannot succeedIn force since 1 May 2026Fine up to £40,000

  If you rely on a possession ground knowing it would not succeed, or reckless as to that, and the tenant leaves within 4 months without a court order, you commit an offence.

• Give prior written notice before the tenancy for grounds that require itIn force since 1 May 2026Fine up to £7,000

  Some possession grounds can only be used if you told the tenant in writing before the tenancy began that you might rely on them.

• Grounds 1 and 1A (move in or sell): not in the first 12 months, 4 months' noticeIn force since 1 May 2026

  You can recover possession to live in the property (or house close family) or to sell it, but the date in the notice must be at least a year after the tenancy began and you must give 4 months' notice.

• Do not re-let or re-market for 12 months after using Ground 1 or 1AIn force since 1 May 2026Fine up to £40,000

  After serving notice (or claiming) on Ground 1 or 1A, you cannot let the property, license it for money, or advertise it to let until 12 months after the earliest court date in the notice.

• Ground 8 mandatory rent arrears: 3 months or 13 weeks at notice and at hearingIn force since 1 May 2026

  The mandatory rent arrears ground needs at least 3 months' rent (monthly) or 13 weeks' rent (weekly or fortnightly) owing both when the notice is served and at the hearing, with 4 weeks' notice.

• Anti-social behaviour: Grounds 7A and 14 allow immediate court proceedingsIn force since 1 May 2026

  For serious anti-social or criminal behaviour you can use mandatory Ground 7A or discretionary Ground 14 and apply to court as soon as the notice is served.

• Ground 4A: student HMOs need prior written notice and 4 months' notice ending 1 June to 30 SeptemberIn force since 1 May 2026

  If you let an HMO to full-time students and want it back for the next academic year, you must have told them in writing before signing and give 4 months' notice dated between 1 June and 30 September.

• Never evict without a court order or harass a tenantIn forceFine up to £40,000

  Evicting a tenant without a court order and enforcement, or harassing them to leave or stop exercising their rights, is a criminal offence. Councils can now fine up to £40,000.