How to Prepare for the Abolition of Section 21

As a landlord, keeping your rental business secure for the long haul is more important than ever. With Section 21 “no-fault” evictions set to be scrapped under the upcoming Renters' Rights Bill, it’s time to get clear on what these changes actually mean—and what you need to do about them.

This guide breaks down what Section 21 is, what’s likely to change, and how you can stay one step ahead with practical, real-world strategies to keep your lettings running smoothly.

Understanding Section 21: Definition and Current Use

Section 21 of the Housing Act 1988 gives landlords in England and Wales the right to take back their properties without needing to give a specific reason, as long as they provide at least two months’ notice.

For years, it’s been a key tool for landlords, offering a simple way to regain possession without jumping through endless legal hoops or dragging things through the courts.

But not everyone’s a fan. Critics say it leaves tenants feeling insecure and fuels housing uncertainty. That’s why the government has decided it’s time for change.

The Renters' Rights Bill and the Abolition of Section 21

The Renters' Rights Bill, introduced to Parliament on 11 September 2024, marks one of the biggest shake-ups the private rental sector has seen in years.

At the heart of the bill? Scrapping Section 21 evictions entirely. Instead of being able to end tenancies without giving a reason, landlords will only be able to take back their properties under certain legal grounds—things like selling up, moving back in, or serious breaches by the tenancy agreement.

As the House of Commons Library puts it, the bill aims to “give greater rights and protections to people renting homes, including by abolishing section 21 'no fault' evictions and reforming grounds for possession.”

Housing Minister Matthew Pennycook has said the changes could kick in as early as summer 2025, with the full rollout expected by autumn. That means there’s not much time left to get your head around the new rules and start planning for what it’ll mean in practice.

Challenges Posed by the Abolition of Section 21

The removal of Section 21 poses several challenges for landlords:​

1. You’ll need to lean more on Section 8: Without the option to serve a “no fault” eviction notice, landlords will have to use Section 8 if they want to regain possession. You’ll need to give a clear reason (such as rent arrears, damage to the property, or anti-social behaviour), and in many cases, this means going through the courts, which will take more time, cost more money, and involve more hassle. 
2. More paperwork and tighter compliance: Using Section 8 means playing by stricter rules. You’ll need proper evidence and detailed records to back up your claims. That means keeping on top of rent tracking, communication logs, inspection reports—you name it. It’s a lot more admin, and mistakes could cost you time or see the case thrown out.
3. It could change how you choose tenants: With evictions getting trickier, landlords need to start taking a more cautious approach to who they rent to. This means stricter tenant referencing processes and potentially longer void periods.

Getting Ready for the End of Section 21

With Section 21 on its way out, now’s the time to tighten up your rental game. Here are a few ways to futureproof your letting business:

1. Get serious about tenant checks: Don't just take someone's word for it—dig into their rental history, credit score, income, and references. A solid tenant upfront means you're less likely to run into issues down the line (and less likely to need to evict them).
2. Make your tenancy agreements watertight: Use clear, detailed tenancy agreements that spell out exactly what's expected—whether it’s about paying rent on time, looking after the place, or how maintenance will be handled. If you ever need to serve a Section 8 notice, that agreement becomes vital.
3. Keep immaculate records: From rent receipts to maintenance requests and every bit of tenant communication, keep a paper (or digital) trail. If things go wrong, this kind of evidence is what can make or break your case in front of a judge.
4. Know the rules around Section 8: You’ll need to understand the specific legal grounds you’re allowed to use if you want to evict a tenant under Section 8. Not every issue qualifies, and getting it wrong can waste time and money.
5. Don’t go it alone: If you’re unsure about how these changes will affect you, talk to a solicitor or a good letting agent. Having professional advice in your corner will help you avoid missteps and keep things running smoothly.

Bonus—Leverage property management software: Software like Landlord Studio can help you stay organised, with document storage, tenant comms, and reminders for important events. Plus, automate your rent tracking to ensure accurate, up-to-date income tracking, so you can prove rent arrears without a shadow of a doubt. 

The Renters' Rights Bill and Its Relation to Section 21 Abolition

There’s more to the Renters’ Rights Bill than just scrapping Section 21. Here’s a breakdown of the other major changes landlords need to know about:

Goodbye fixed-term tenancies

The Bill plans to roll out a single system of periodic tenancies. That means no more fixed terms. 

Instead, once the initial terms end, all tenancies will automatically move onto periodic tenancies, meaning tenants will be able to leave when they want, with the right amount of notice. But, landlords can only take the property back with a ‘good reason’. 

It’s all about flexibility, with more of a safety net for tenants.

Section 8 is getting a boost

To make up for losing Section 21, the government is beefing up Section 8 eviction grounds. 

That includes letting landlords reclaim their properties if they need to sell or move in themselves, without jumping through too many hoops. 

These changes are meant to strike a better balance between protecting tenants and giving landlords the control they need.

A national landlord database is coming

A new Private Rented Sector Database is on the way. If you’re letting property, you’ll need to register—no exceptions. 

The aim is to boost transparency and make sure everyone’s sticking to the rules. Think of it as a digital paper trail that helps weed out the bad actors and keeps compliant landlords in the clear.

Section 21 Abolition: Strategies for a Smooth Transition

With the Renters’ Rights Bill and the scrapping of Section 21 just around the corner, it’s more important than ever for landlords to get ahead of the curve. These changes are coming, so the best thing you can do right now is prepare. 

Below are some straightforward, practical steps landlords can start taking today to keep things running smoothly and stay on the right side of the law when the new rules come into play.

Review and Refine Your Tenant Communication

One of the biggest shifts landlords will need to make is levelling up tenant communication. 

With Section 8, you can’t just serve notice without a reason—you need clear, documented grounds. That means it’s more important than ever to stay on top of any issues early. 

Be proactive, keep the lines of communication open, and deal with potential problems before they snowball. It’ll save you time, stress, and help protect your position if things do head toward eviction.

• Respond to maintenance requests promptly.
• Keep a paper trail of all communications — emails, texts, repair logs.
• Set clear expectations in writing from day one, including in your welcome pack.

Improve Your Understanding of Section 8 Grounds for Possession

Section 8 isn’t new, but most landlords haven’t had to use it — until now. It’s crucial to brush up on the 17 statutory grounds for possession.

Some of the key grounds include:

• Ground 8 – Rent arrears of more than two months (mandatory).
• Ground 14 – Anti-social behaviour or criminal activity (discretionary).
• Ground 1 – Landlord intends to move into the property (mandatory).
• Ground 6 – Landlord wants to undertake major repairs or redevelopment.

You can find the full list on the UK Government website.

It’s also worth watching for upcoming amendments to these grounds in the Renters’ Rights Bill. 

The government has promised to strengthen some of the mandatory grounds to make them more usable in practice.

Use Technology to Stay Ahead of Section 21 Reforms

Digital tools like Landlord Studio can help you stay ahead of these changes by giving you a central place to manage your documents, keep your rental info organised, and set compliance reminders so you don’t miss a beat.

Now’s a good time to streamline how you manage your rentals. With Landlord Studio, you can:

• Record tenant communications and rent arrears automatically.
• Store key documents like tenancy agreements and evidence for Section 8 cases.
• Set reminders for compliance tasks, rent reviews, and inspection schedules.
• Access property performance reports to assess the long-term viability of your investments.

Create your free Landlord Studio account today and get one step ahead of the reform.

Section 21: How It’s Likely to Affect Evictions in Practice

Without Section 21, landlords will no longer be able to end a tenancy simply because they wish to — unless they meet one of the revised Section 8 grounds.

What This Might Look Like in Practice:

• Eviction due to sale or moving in: You’ll need to prove your intention (e.g. estate agent listings or a signed declaration), and notice periods may vary.
• Eviction due to arrears: Courts will expect evidence of consistent arrears and written demands.
• Eviction due to anti-social behaviour: Neighbour statements, police reports, or CCTV footage will be useful — courts are unlikely to grant possession without strong evidence.

This adds complexity and time. As such, eviction timelines could stretch out, especially if tenants contest the grounds or judges request more evidence.

Should Landlords Still Invest in 2025 and Beyond?

It’s no surprise that a lot of landlords are feeling wary right now. The end of Section 21 is a big deal — and when you throw in EPC changes and shifting tax rules like increased SDLT, it’s easy to feel like the odds are stacking up.

However, rental demand in the UK is still through the roof, especially in cities and popular commuter areas. Tenants aren’t disappearing. If anything, there’s a growing need for decent, well-managed rental homes.

So, while the landscape is changing, landlords who stay ahead of the curve, adapt to new rules, and run their properties professionally are the ones who’ll come out stronger.

Here’s what that might look like:

• Keeping good tenants for longer through fair, well-maintained tenancies.
• Minimising voids with properties that are energy-efficient and competitively priced.
• Managing risk through better vetting, record-keeping, and digital systems.

Related: The Best Places To Invest In Property In the UK In 2025

Legal Support and Resources for Landlords

To prepare for the abolition of Section 21, you don’t need to go it alone. There are lots of reputable resources available:

• Landlord Studio Blog: Get in-depth guides, updates on industry regulations, and free forms and templates.
• NRLA (National Residential Landlords Association) – Offers in-depth guidance and training on Section 8, tenant relations, and legal compliance.
• GOV.UK – Keep an eye on official Renters' Reform Bill updates and legislation timelines.
• Landlord Law Blog – Great for commentary, Q&As, and case law examples.

The End of Section 21 Doesn’t Have to Be the End of Stability

Yes, the end of Section 21 is a big shift — no doubt about it. But it also marks the start of a more transparent, fair, and professional rental sector. One where the landlords who do things properly can really stand out and succeed.

Now’s the time to get ahead of the curve. Tighten up your processes, get organised, and make the most of the tools available.

With tools like Landlord Studio, you’ll have everything you need to:

• Stay compliant in a changing legal landscape
• Document your tenancy history properly
• Keep your records accessible and audit-ready
• Accurately track income and expenses
• Manage and track maintenance requests

Futureproof your rental business today, become MTD-compliant, and make evidence-led decisions when serving Section 8 notices. Try Landlord Studio for free.

FAQs About Section 21 Abolition

When will Section 21 be abolished?

Section 21 will most likely be abolished in late 2025. The Renters’ Rights Bill is expected to come into effect in phases, starting from summer 2025.

Can I still serve a Section 21 notice in 2025?

Yes — but only until the legislation takes effect. After that, all evictions must use Section 8 grounds.

Will landlords lose control of their properties?

Not exactly — but you’ll need to demonstrate valid legal reasons to regain possession.

Will this make it harder to evict bad tenants?

Potentially, yes. But with good records, the right tools, and awareness of legal grounds, landlords can still manage problematic situations effectively.