Key takeaways
- From 1 May 2026, landlords in England can no longer serve Section 21 notices.
- You now need a valid Section 8 ground to regain possession.
- New grounds let you sell or move in, but not during the first 12 months of a tenancy.
What was a Section 21 notice?
A Section 21 notice (Form 6A) let landlords end an assured shorthold tenancy without giving a reason, usually with two months' notice. It was often called a 'no-fault eviction'.
The Renters' Rights Act removed it in England. Notices served before the change follow transitional rules, so check GOV.UK if you have one in progress.
Common Section 8 grounds now
Selling the property
Ground 1A. 4 months' notice, not in the first 12 months.
Moving in yourself or family
Ground 1. 4 months' notice, not in the first 12 months.
Serious rent arrears
Ground 8. At least 3 months' arrears, 4 weeks' notice.
Antisocial behaviour
Ground 14. Proceedings can start immediately.
Keep a clear paper trail. Simple Landlord stores notices, rent records and certificates — the evidence you need for Section 8.
Get early accessHow to regain possession today
- 1
Choose the right ground
Pick the ground that fits and gather evidence.
- 2
Serve the correct notice
Use the current prescribed Form 3 and the right notice period.
- 3
Apply to court if needed
If the tenant stays, apply to the county court for a possession order.
- 4
Never evict yourself
Only court bailiffs can enforce an eviction. Illegal eviction is a criminal offence.
FAQs
Can I still use Section 21 in Wales?+
Wales has its own system under the Renting Homes (Wales) Act. Check Welsh Government guidance.
What notice is needed for rent arrears?+
Under Ground 8, the tenant must owe at least three months' rent, and you give four weeks' notice.
Is Form 6A still used?+
Not for new notices in England after Section 21 was abolished.
Written and reviewed by the Simple Landlord Editorial Team
Last reviewed 5 October 2026. This guide is general information, not legal or tax advice.
Sources
Keep a clear paper trail
Simple Landlord stores notices, rent records and certificates — the evidence you need for Section 8.
