Evicting Section 21: The Final Notice – Landlords in England Beware

For private residential landlords in England, 30 April 2026 is your final opportunity to serve a section 21 "no-fault" eviction notice. From 1 May 2026, section 21 is abolished for good under the Renters Rights Act 2025 (RRA), fundamentally changing how landlords can recover possession from residential tenants. 

Why 30 April 2026 matters?

After this date:

• Landlords cannot serve a section 21 eviction notice, even if the tenancy agreement allows for this. 
• All existing assured shorthold tenancies will automatically convert into rolling assured periodic tenancies. 
• Recovering possession will only be possible using section 8 where one of the defined statutory grounds can be proven. 

If you are a residential landlord considering recovering possession under section 21, action is required now. Notices must be validly served by 30 April 2026, with sufficient time allowed for service. Landlords must ensure that the tenant’s deposit has been protected and that written information has been provided about the applicable deposit protection scheme, or the deposit is returned. Landlords should also factor in the time needed to ensure full compliance - an order for possession will only be granted if the tenant has been provided with:

• gas safety certificate; 
• the property's Energy Performance Certificate (EPC); and 
• the Government's “How to Rent” guide. 

Gathering this documentation (and remedying any historic gaps) is not always straightforward and any issues should therefore be addressed well in advance of the deadline.

Conclusion 

The abolition of section 21 marks one of the most significant shifts in residential landlord regulation. Whether you are exiting the residential market, restructuring portfolios, or continuing with existing lettings, early planning is critical. 

If you are unsure how these changes may affect your property portfolio, please do not hesitate to get in touch with our team who can help you navigate these important legislative changes. 

Please click here to request a copy of our full client briefing on the Renters Rights Act 2025.