Has Section 21 been abolished in England?

This guidance applies to England unless stated otherwise. Section 21 "no-fault" evictions were abolished in England on 1 May 2026 by the Renters' Rights Act 2025. Since then, landlords cannot serve a Section 21 notice. To regain possession they must rely on one of the grounds in Schedule 2 of the Housing Act 1988, as amended, using a Section 8 notice: for example rent arrears, anti-social behaviour, or the landlord wishing to sell or move into the property. Section 21 notices served before 1 May 2026 could only be used if the landlord started court proceedings by 31 July 2026. After that date, any outstanding notice became void. The Renters' Rights Act also converted assured shorthold tenancies into periodic assured tenancies with no fixed term, allowed tenants to end a tenancy with two months' notice, and limited rent increases to once a year using a formal Section 13 notice. Wales has its own system under the Renting Homes (Wales) Act 2016. This information is general guidance only and does not constitute legal advice.