From 1 March 2027, landlords in England can no longer serve a section 21 notice to evict a tenant without giving a reason. The final commencement provisions of the Renters' Rights Act 2025 (which replaced the Housing Act 1988's section 21 regime) have now taken full effect, applying to all existing tenancies as well as new ones. This is the most significant change to the private rented sector in England since the introduction of section 21 in 1988.
What has changed: Previously, a landlord with an assured shorthold tenancy (AST) could serve a section 21 notice at any time (after any initial fixed term) and obtain possession without giving any reason — provided the correct procedures were followed. This is now abolished. All tenancies granted or renewed from 1 March 2027 (and all pre-existing tenancies from this date) become periodic assured tenancies under the new regime. To regain possession, a landlord must now rely on one of the statutory grounds in Schedule 2 of the Housing Act 1988 (as amended), set out in a section 8 notice.
Grounds for possession: The grounds include: rent arrears (at least two months' arrears — Ground 8 is now mandatory if the threshold is met); the landlord wishing to sell the property (new mandatory ground, subject to conditions); the landlord or close family member moving in (strengthened with minimum occupation requirements); persistent delay in paying rent; anti-social behaviour; and breach of tenancy obligations. The mandatory grounds give the court no discretion — possession must be granted if the ground is proved. The discretionary grounds give the court a discretion to refuse possession if it would not be reasonable.
Section 8 notice requirements: From 1 March 2027, all section 8 notices must comply with updated prescribed requirements under the Renters' Rights Act 2025. The notice period for most grounds is at least two months. For rent arrears (Ground 8), the minimum notice period is four weeks. For the landlord moving back in ground, the minimum notice period is four months. See the eviction process guide and the section 21 notice guide (now updated to reflect the abolition) for further detail.