With the abolition of Section 21 from 1 May 2026, the way landlords regain possession of rental properties has fundamentally changed.

Section 21 — often referred to as the “no-fault” eviction process — will no longer exist. In its place, Section 8 possession grounds become the sole legal pathway for regaining possession in the private rented sector.

Understanding how Section 8 works is now essential for every landlord.

What was Section 21 — and why it’s gone

Section 21 allowed landlords to regain possession without providing a specific reason, provided the correct notice was served.

The Government has confirmed its removal as part of the Renters’ Rights Act, with the aim of creating greater stability and transparency for renters. From 1 May 2026, Section 21 notices will no longer be valid, with all possession cases moving under Section 8.

What is a Section 8 notice?

A Section 8 notice is a legal notice used when a landlord is seeking possession based on a specific statutory ground.

Unlike Section 21, Section 8 requires:

• A defined reason for possession

• Evidence to support that reason

• Correct notice periods depending on the ground used

This creates a more structured and evidence-based process.

The key Section 8 grounds landlords will rely on

Under the updated legislation, Section 8 grounds have been expanded to reflect common landlord scenarios, including:

• Selling the property
  Where the landlord intends to sell, possession can be sought using a defined ground.

• Moving back into the property
  Landlords (or close family members) can regain possession if they intend to occupy the property themselves.

• Persistent rent arrears
  Repeated or ongoing arrears provide a clear pathway to possession when properly documented.

• Anti-social behaviour
  Serious or persistent anti-social behaviour can be grounds for faster possession in appropriate cases.

Each ground has its own notice period and evidentiary requirements, making accuracy critical.

How the Section 8 process works in practice

Under the new framework, landlords must:

1. Identify the correct possession ground

2. Serve the correct Section 8 notice

3. Allow the required notice period

4. Provide evidence if the case proceeds to court

Errors in any of these steps can invalidate the notice and delay possession.

Why Section 8 requires a more proactive approach

Section 8 places a greater emphasis on:

• Proper documentation

• Clear tenancy records

• Consistent rent and communication histories

Landlords who are organised and well-advised are far better positioned than those who react late or rely on outdated practices.

The role of professional property management

With Section 21 removed, good property management is no longer optional — it’s protective.

An experienced property manager helps ensure:

• The correct possession ground is used

• Notices are served accurately

• Evidence is properly prepared

• Risk and delays are minimised

This reduces stress, protects your asset, and avoids costly mistakes.

The key takeaway for landlords

Section 21 may be gone, but possession is not.

Section 8 is now the lawful route forward — and when used correctly, it provides clear, legitimate pathways for landlords to regain possession when needed.

Understanding the process early is the best way to stay in control.