Applies to England only. Section 21 “no-fault” evictions were abolished in England on 1 May 2026, under the Renters’ Rights Act 2025, which became law in October 2025. Wales, Scotland and Northern Ireland have their own rules (see below).
What changed
On 1 May 2026, most private assured shorthold tenancies in England converted to periodic assured tenancies with no fixed end date, and new private tenancies are created on the same basis. A landlord who wants their property back must now use a Section 8 notice and prove a valid ground, such as serious rent arrears or wanting to sell or move in (which can’t be used in the first 12 months of a tenancy). Tenants can leave by giving two months’ notice, and rent can normally be raised only once a year.
Not every arrangement converted. Lodgers living with a resident landlord, licences to occupy, holiday lets and tenancies with rent over £100,000 a year are outside the new regime, and housing association tenancies follow a later timetable (from 2027).
Notices given before 1 May 2026
A valid section 21 or section 8 notice given before 1 May 2026 could still be used to start court action until 31 July 2026 (or the end of the notice, if sooner). Claims issued by then continue until the court has dealt with them. Old notices can’t be used to start new claims after that.
Wales, Scotland and Northern Ireland
This change does not apply outside England. In Wales,
landlords can still end a periodic standard occupation contract without a
reason using a section 173 notice with at least six months’ notice (see
GOV.WALES and
Rent Smart Wales).
Scotland and Northern Ireland have their own
tenancy laws (see
mygov.scot
and
nidirect).
Learn more
See landlords and tenants and our guide to the Renters’ Rights Act.
Sources
GOV.UK:
Renters’ Rights Act overview for landlords;
Giving notice of possession before 1 May 2026;
Repossessing your privately rented property after 1 May 2026.
Rent Smart Wales (section 173 guidance). Reviewed: 5 October 2026.