Section 21 is Dead: What England's Landlords Must Know in 2026
A practical overview of the possession changes applying in England from 1 May 2026 and the records landlords should keep.
General landlord information, not legal advice. Always check the rules for your property and UK nation.
What changed on 1 May 2026
Section 21 no-fault evictions were abolished for private tenancies in England on 1 May 2026. Landlords now need to identify an applicable possession ground and follow the current statutory process.
The rules and transition arrangements depend on the tenancy and the reason possession is required. Do not reuse an old notice template without checking that it remains valid.
- Identify the possession ground that applies
- Use the current prescribed notice and process
- Keep evidence supporting the ground
- Check notice periods and any protected period
Records now matter even more
A clear tenancy file helps establish what happened and when. Keep the tenancy agreement, rent schedule, deposit evidence, safety documents, communications and dated records of any breach, planned sale or move-in by the landlord.
A practical action plan
Audit every live tenancy, archive outdated notice templates and make sure the person handling possession work understands the post-May 2026 process. Take qualified legal advice before serving notice or starting proceedings.
This guide covers England and is general information, not legal advice. Scotland, Wales and Northern Ireland have different regimes.
Official sources
Use these links to check the latest version of the underlying guidance.