Section 8 vs Section 21 in 2026
The simple answer: Section 21 is gone. Here is what that actually means.
Section 21 of the Housing Act 1988 — known as no-fault eviction — was abolished on 1 May 2026 by the Renters' Rights Act 2025. From that date, there is one possession route for assured tenancies: Section 8 with the new prescribed Form 3A.
If you served a Section 21 notice before 1 May 2026, it remains valid and you can still complete that possession claim. Any new notice from 1 May must be Section 8.
What Section 21 used to be
A no-fault notice giving the tenant 2 months to leave once any fixed term had ended. The landlord did not have to give a reason. It was widely used at the end of fixed terms.
What Section 8 is
A fault-based notice citing one or more statutory grounds for possession — rent arrears, breach of the tenancy, anti-social behaviour, the landlord moving in, and so on. The landlord must give a reason that fits one of the 17 grounds in Schedule 2.
What this means practically
You can no longer evict a tenant because you want to. You need a ground that fits. The most common will be Ground 8 (substantial rent arrears) and Ground 1A (selling the property).
Ground 1A is the closest replacement for routine end-of-tenancy possession — it requires the landlord to be genuinely selling, the property to have been let for at least 12 months, and 4 months' notice.
Source: gov.uk Guide to the Renters' Rights Act 2025. Last verified 2026-05-09. This page is informational, not legal advice. For complex disputes, consult a solicitor.