When will Section 21 be abolished?
While the exact date for the abolition of Section 21 has not yet been confirmed, it is anticipated that the legislation will receive Royal Assent by late 2025 or early 2026. At the time of writing in October 2025, the Renters (Reform) Bill was still undergoing its final stages of parliamentary scrutiny, meaning landlords should begin preparing for the changes ahead.
Under the transitional arrangements, where a Section 21 notice has already been served but court proceedings have not been issued before the commencement date, that notice will remain valid for a limited period. Specifically, it will continue to be enforceable for six months from the date it was served, or three months from the commencement date of the new law, whichever is sooner. After that point, landlords will no longer be able to rely on Section 21 to regain possession of their property.
These transitional rules are designed to give landlords a short adjustment period while the new framework for possession - based on defined statutory grounds - comes into effect. Landlords should therefore review any ongoing or planned possession actions to determine whether they fall within this timeframe and seek professional advice.
How will the Renters Rights Bill affect landlords in the private rented sector?
Once the Renters Rights Bill has been passed, several major changes are expected. These reforms will alter how landlords manage tenancies and regain possession of their properties.
The proposed changes after abolishing Section 21 include:
- Valid grounds for possession: You will only be able to regain possession using a Section 8 notice. This must be supported by evidence and based on defined legal reasons, such as rent arrears, anti-social behaviour, property damage, selling the property, or moving into it as your main residence.
- End of assured shorthold tenancies: Fixed-term tenancies will be replaced by periodic (rolling) agreements. All new and existing tenancies will automatically become periodic, giving tenants greater flexibility while requiring landlords to adapt to a continuous tenancy structure.
- Limit on rent increases: You will only be permitted to increase rent once per year.
- Tenant notice period: Tenants will be able to end their tenancy by giving two months’ notice.
- Rent arrears possession grounds: The threshold for possession based on rent arrears will increase from two months to three months of unpaid rent, and the notice period will double from two weeks to four weeks.
The Bill remains under consideration and may be subject to further amendments before receiving Royal Assent. AST Assistance will continue to monitor developments and provide landlords with professional guidance to help you prepare for the new legal framework once it comes into effect.
Preparing for the abolition of Section 21 eviction changes
UK landlords should begin preparing now for the impact of Section 21 being abolished. Once ‘no fault’ evictions are removed, you will need to rely on specific legal grounds to regain possession of your property. This will make strong tenancy management and detailed record-keeping more important than ever. Taking steps early can help you avoid potential disputes, delays, and compliance issues under the new framework.
You should:
- Screen potential tenants thoroughly: conduct detailed background, employment, and credit checks before granting a tenancy. Establishing a clear picture of a tenant’s financial reliability and rental history will reduce the likelihood of future problems such as rent arrears or property damage.
- Create comprehensive tenancy agreements: draft tenancy agreements that set out clear terms around rent payments, property maintenance, and breaches of tenancy. Well-prepared agreements will help protect your interests and provide a clear basis for taking action if an issue arises.
- Familiarise yourself with Section 8 eviction notices: under the new system, landlords will need to use Section 8 to regain possession. You should understand the qualifying grounds - such as rent arrears, anti-social behaviour, or intending to sell - and what evidence must be provided to support each one.
- Prepare for longer possession processes: evictions may take longer once Section 21 is removed, as cases will require supporting documentation and may be contested. It’s advisable to factor in these extended timelines when managing tenancy renewals or considering plans to sell or occupy your property.
How AST Assistance can help
At AST Assistance, we specialise in supporting landlords through legal and regulatory changes affecting the private rented sector. Our team can help you understand your legal obligations under the new rules and advise on how the abolition of Section 21 will impact your rights and responsibilities as a landlord.
We provide clear, practical guidance to help you prepare for the transition to a new possession framework based on defined legal grounds. We also stay up to date with the latest Section 21 news, so you can make informed decisions about your tenancies and avoid costly mistakes.
Whether you manage one property or an entire portfolio, AST Assistance offers professional advice to help you remain compliant, protect your investments, and adapt confidently to the evolving rental landscape. To speak with our team, call 01706 619954 or use our online contact form.
