The abolition of Section 21 'no-fault' evictions is the most talked-about change in the Renters' Rights Act. For letting agents, it fundamentally changes how tenancies end and how possession is sought. This guide explains what replaces Section 21 and what agents need to do.
What was Section 21?
Section 21 of the Housing Act 1988 allowed landlords to end an Assured Shorthold Tenancy (AST) without giving a reason, provided they gave the tenant at least two months' notice. It was widely used at the end of fixed-term tenancies and was the primary mechanism for landlords who wanted to sell a property, move back in, or simply end a tenancy without needing to prove fault. From 31 May 2026, Section 21 is abolished entirely.
What replaces Section 21?
Under the new Act, all tenancies become periodic (rolling) from the outset — there are no more fixed-term ASTs. Landlords who wish to end a tenancy must use one of the new statutory grounds for possession under Section 8 of the Housing Act 1988, as amended by the Renters' Rights Act. The new grounds include: the landlord wishes to sell the property (Ground 1A, with 4 months' notice); the landlord or a close family member wishes to move in (Ground 1, with 4 months' notice); the tenant is in at least 3 months' rent arrears (Ground 8, with 4 weeks' notice); and a range of other grounds covering anti-social behaviour, breach of tenancy conditions, and property redevelopment.
What does this mean for letting agents in practice?
Agents will need to update their tenancy agreement templates to remove fixed-term provisions and reflect the new periodic tenancy structure. They will also need to update their possession procedures — Section 21 notices are no longer valid, and any possession action must now be brought under the new Section 8 grounds. Agents should brief their landlords on the changes and ensure they understand that possession will take longer and require a valid ground in all cases.
How to communicate this to landlords
Many landlords — particularly those who have been letting for many years — will be unfamiliar with the new possession framework and may be concerned about their ability to regain possession of their property. Proactive, clear communication is essential. Get Rent Ready includes a Section 21 Abolition Advisory Letter in our monthly compliance pack, which explains the new grounds for possession to landlords in plain English and sets out what they need to do if they anticipate needing to end a tenancy.