Section 21 has ended — what it means for owners, and why not to worry
1. What has changed
From 1 May 2026, Section 21 ‘no-fault’ evictions under the Housing Act 1988 can no longer be used in England’s private rented sector (PRS). Most new and existing private rented tenancies became assured periodic tenancies — rolling tenancies. Fixed-term Assured Shorthold Tenancies (ASTs) as the default structure have gone. This is information for Holmes&Co owners — not legal advice.
2. What this means day-to-day
Tenancies now roll from month to month (or the rent period you agree). Tenants can end the tenancy by giving two months’ notice, subject to the usual rules. Landlords can only end a tenancy using a valid possession ground, serving the correct prescribed notice, then applying to court if the tenant does not leave. The deposit must still be protected in an approved scheme — without that protection the court cannot make a possession order. PRS Database registration rolls out later by region (covered in our October pack). Information Sheet / written-terms deadlines for pre-1 May tenancies have now passed; the live regime above is what matters going forward.
3. How you regain possession when you need to
Below are the grounds most typical private landlords use. Always serve the correct prescribed notice for the ground you rely on. For Ground 8, a Universal Credit payment delay can affect how arrears are counted — speak to us before you act.
After using Ground 1 (move-in) or Ground 1A (sale), there is generally a 12-month restriction on marketing or re-letting the property. Shared ownership has a specific exemption — ask us if that applies to you.
4. Why not to worry
5. Short owner checklist
6. Sources
Housing Hub — Renting is changing: https://housinghub.campaign.gov.uk/renting-is-changing/
GOV.UK — Grounds for possession guidance (updated 1 May 2026): https://www.gov.uk/government/publications/grounds-for-possession-guidance-for-landlords-and letting-agents/grounds-for-possession-guidance-for-landlords-and-letting-agents
Guide to the Renters’ Rights Act (Royal Assent 27 Oct 2025)
Disclaimer
General information for Holmes&Co Ltd owners about England’s private rented sector. Not legal, tax or financial advice. Prefer live GOV.UK / legislation.gov.uk if sources disagree. We do not guarantee possession outcomes or court timescales. GOV.UK remains the official source.