What is a Section 21 eviction notice?
A Section 21 notice was the 'no-fault' eviction notice a private landlord in England could use to end an assured shorthold tenancy without giving a reason. It was abolished on 1 May 2026 under the Renters' Rights Act 2025, so a landlord can no longer serve a new one, and any new Section 21 notice is invalid. Only notices served before that date may still be acted on, and even those must reach court by 31 July 2026.
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A Section 21 notice was the 'no-fault' eviction notice a private landlord in England could use to end an assured shorthold tenancy without giving a reason. It was abolished on 1 May 2026 under the Renters' Rights Act 2025, so a landlord can no longer serve a new one, and any new Section 21 notice is invalid. Only notices served before that date may still be acted on, and even those must reach court by 31 July 2026.
Last reviewed: July 2026 · Written in plain English, checked against gov.uk · Information only, not legal advice
Section 21 Eviction Notice: the essentials
- What it wasThe 'no-fault' eviction notice for private tenants
- StatusAbolished on 1 May 2026 (Renters' Rights Act 2025)
- New noticesInvalid; landlords can no longer use Section 21
- Pre-May 2026 noticesMust reach court by 31 July 2026
- Replaced bySection 8, using a specific legal ground
Is a Section 21 notice still valid in 2026?
For any notice served on or after 1 May 2026, no. Section 21 was abolished on that date, so a new 'no-fault' notice has no legal force and can't be used to evict you. The only Section 21 notices that still count are ones a landlord validly served before 1 May 2026, and even then the landlord must have started court possession proceedings by 31 July 2026. After that, no Section 21 claim can go ahead. If you've been handed a Section 21 notice recently, check the date on it carefully.
Why was Section 21 abolished?
The Renters' Rights Act 2025, which received Royal Assent in October 2025, ended 'no-fault' evictions to give private renters more security. From 1 May 2026 all assured shorthold tenancies automatically became periodic assured tenancies, and landlords can no longer remove tenants just by giving notice without a reason. A landlord who wants possession now has to use Section 8 and prove a specific legal ground, such as serious rent arrears, anti-social behaviour, or an intention to sell or move in.
What should I do if I've received a Section 21 notice?
Don't move out just because you've been given a notice. A landlord can't legally evict you without a court order. First, check when the notice was served: if it's dated on or after 1 May 2026, it's invalid, and you should get advice. If it was served before then, check whether it met the strict old rules (correct form, two months' notice, deposit protected, valid gas and energy certificates, and the How to Rent guide provided). Shelter and Citizens Advice give free housing advice and can tell you exactly where you stand.
What happens if you ignore it?
You should never ignore a possession notice, but equally you don't have to leave on the date it gives. Only a court, and ultimately county court bailiffs, can lawfully evict you. Because Section 21 has been abolished, most tenants who receive a 'no-fault' notice in 2026 are being handed something that no longer has any legal effect. Getting free advice quickly from Shelter or Citizens Advice means you can challenge an invalid notice instead of leaving your home for no reason.
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See what your letter means — freeFrequently asked questions
Can my landlord still use a Section 21 notice?
No. Section 21 was abolished on 1 May 2026. Any new 'no-fault' notice is invalid, and landlords must now use Section 8 with a specific ground.
I got a Section 21 notice before May 2026 — does it still count?
It may, but only if it was valid and the landlord starts court proceedings by 31 July 2026. Get advice from Shelter to check your situation.
Do I have to leave by the date on the notice?
No. A notice is not an eviction. Only a court order followed by county court bailiffs can make you leave, and you can challenge an invalid notice.
Official sources & free help
For the full detail — and free, independent advice — see: