Will Section 21 still apply to me after the Renters Rights Act?

The Renters' Rights Act 2024 abolishes Section 21 of the Housing Act 1988. This means that, once the Act is fully commenced (expected during 2025), landlords in England will no longer be able to use the 'no-fault' eviction route to remove tenants simply by giving two months' notice.

After abolition, all evictions must be based on specific grounds set out in Schedule 2 of the Housing Act 1988. Some of these grounds are mandatory (where the court must grant possession if proved) and some are discretionary (where the court assesses reasonableness). The Act expands the available grounds to include new ones such as the landlord wanting to sell the property (Ground 1A) or move in a close family member (extended Ground 1), but landlords must apply to court and prove the ground.

Existing tenancies will convert to periodic tenancies once the Act comes into force. You will not need to sign a new agreement, and your existing protections will continue. Fixed-term tenancies granted before commencement will also eventually fall within the new regime.

This is the most significant reform to the private rental sector in 30 years. However, until the Act is formally commenced and the relevant provisions brought into force, Section 21 remains available. Check the current commencement status as it may have changed.

If you receive a Section 21 notice, check whether the Act has commenced. If it has, the notice may be invalid. If it has not, standard validity rules continue to apply.