Changes to Section 21 notices: what landlords need to know
9 Dec 2025
Author: Simon Steele-Williams
Parfitt Cresswell Solicitors offers complimentary initial consultations
Landlords are being urged to act promptly in light of significant changes to the law governing possession of rental properties. Simon Steele-Williams, Partner and head of the Dispute Resolution team at Parfitt Cresswell Solicitors, highlights a crucial window of opportunity for landlords wishing to recover possession under Section 21 of the Housing Act 1998 — commonly referred to as a 'no fault' eviction.
The landscape for landlords is set to change dramatically following the Renters’ Rights Act 2025, which received Royal Assent on 27 October 2025. The Act will bring sweeping reforms to the rental sector, including the abolishment of Section 21 Possession.
Simon explains, “The Government has now confirmed the commencement date for ending Section 21 Possession under the Act. In practical terms, landlords have until 30 April 2026 to serve a Section 21 notice, supported by all statutory documents. Court proceedings must then be issued no later than 1 August 2026. After these dates, the right to recover possession under Section 21 will be lost for good.”
Once this deadline passes, landlords will no longer have the option of ‘no fault’ eviction. Instead, they will need to prove a specific reason for possession, such as rent arrears or needing to sell the property. Grounds for possession have been expanded in some cases, namely ‘ground 6’ for necessary redevelopment, or where a tenant no longer needs or is no longer eligible to occupy the accommodation.
If tenants do not leave voluntarily, court proceedings and hearings will be required. With the current pressures on the court system—and no indication of additional resources—obtaining possession may take considerably longer than it does today.
Simon strongly advises: “Given the start date for these changes, I recommend landlords act now. Serving Section 21 notices well in advance—ideally by 1 February 2026—will ensure you can benefit from the current no fault option before it’s abolished.”
Other changes will also come into effect from 1 May 2026 under the new law. These include changes to rent increases and advance rent payments, protections against tenant discrimination, and the phased implementation of a new Private Landlord Ombudsman and database for landlord registration. More details can be found on the Gov.uk website here.
If you are a landlord and want to understand how these changes affect you, don’t hesitate to contact us. We offer a complimentary initial consultation with a legal professional who can guide you through your options and help you protect your interests. Contact Parfitt Cresswell Solicitors today to secure peace of mind in these changing times.
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