Section 21 abolished: what landlords in England use instead

The main changes in the Renters’ Rights Act 2025 came into force in England on 1 May 2026. From that date, section 21 “no-fault” notices were abolished for private tenancies. You can no longer end a private tenancy in England without giving a reason.

This guide explains what changed, and which notices landlords use now. It is general information, not legal advice. We do not sell section 21 notices.

What changed on 1 May 2026

• Section 21 was abolished for private tenancies in England.
• Assured shorthold tenancies became assured periodic tenancies. There is no fixed term. The tenancy runs from one rent period to the next.
• Form 3A replaced Form 3 for private landlords seeking possession under section 8.
• Form 4A is the only route to increase rent. Rent can go up no more than once a year, with at least two months’ notice.
• Tenants can end the tenancy by giving two months’ notice.
• New tenancies need a written statement of terms, given before the tenancy is entered into.

These changes apply in England. Wales and Scotland have their own laws. See our Wales and Scotland pages.

If you want the property back: a Section 8 notice

To seek possession now, you serve a Section 8 notice on Form 3A. You must rely on one or more of the grounds in Schedule 2 to the Housing Act 1988, quote the full legal wording of each ground, and explain why it applies.

Common grounds for private landlords include:

For Grounds 1 and 1A, the date you ask the tenant to leave cannot be within the first 12 months of the tenancy. For Ground 8, at least three months’ rent (monthly) or 13 weeks’ rent (weekly or fortnightly) must be unpaid both when you serve the notice and at the hearing.

If you use several grounds, you wait for the longest notice period before applying to court, unless you rely on Ground 7A or 14. The notice is normally valid for 12 months from service.

Serving a Section 8 notice does not end the tenancy. If the tenant does not leave, you must apply to the court. Only a court can order possession. Possession claims are high-stakes, so consider a solicitor.

If your tenant is behind with the rent

Courts expect landlords to try to resolve arrears before seeking possession. A clear sequence of rent arrears letters gives your tenant a fair chance to pay, and gives you a dated record if you later rely on Grounds 8, 10 or 11.

Arrears caused only by a delay in Universal Credit are ignored for Ground 8. Tenants in a Breathing Space (Debt Respite Scheme) cannot be served a rent-arrears possession notice.

If you want to increase the rent: a Section 13 notice

Some landlords used section 21 when a tenant would not agree to a higher rent. That route has gone. Instead, serve a Section 13 notice on Form 4A.

• You must give at least two months’ notice.
• The new rent must start on the first day of a rent period.
• You can increase the rent no more than once a year, and not within the first 52 weeks of the tenancy.
• Your tenant can challenge the proposed rent at the First-tier Tribunal before the start date.

Our free rent increase date calculator works out the earliest valid start date.

If the tenant wants to leave

Your tenant can end the tenancy by giving you two months’ notice. You do not need to serve anything yourself in that case.

What to do next

1. Check the Renters’ Rights Act landlord checklist to make sure your paperwork is up to date.
2. If you need possession, read the Section 8 notice page and choose your grounds carefully.
3. If you want to increase the rent, use the Section 13 notice page.
4. Whatever you serve, keep proof. See how to serve a notice.