Last reviewed: May 2026
Key facts:- The Renters Rights Act 2024 received Royal Assent in late 2024 and abolishes Section 21 no-fault eviction notices in England.
- Implementation is phased: existing assured shorthold tenancies will be converted to periodic assured tenancies under the new regime by a date to be appointed by the Secretary of State.
- After Section 21 is abolished, landlords must rely on the Section 8 grounds (with some reformed and strengthened) to seek possession.
UK Housing Rights Hub › No Fault Eviction Uk
No-fault eviction has been the standard route for ending an assured shorthold tenancy in England since the Housing Act 1988 introduced Section 21. The Renters Rights Act 2024 abolishes that route and replaces it with a system of fault-based grounds for possession. This guide explains the transition, what the new system looks like, and what current tenants and landlords need to do to prepare for the changes.
Section 21 Under the Old Regime
Section 21 of the Housing Act 1988 allowed a landlord of an assured shorthold tenancy to recover possession at the end of the fixed term or during a periodic tenancy without giving any reason. The notice period was at least two months and the landlord did not need to prove any breach by the tenant.
Once the Section 21 notice expired, the landlord could issue a possession claim through the accelerated procedure under Part 55 of the Civil Procedure Rules. The court could not refuse possession provided the procedural requirements had been met.
Section 21 was widely used. Generation Rent and Shelter campaigns argued it was the leading cause of homelessness applications by households unable to find alternative accommodation. Government data showed that around half of all private landlord possession claims used Section 21.
The Renters Rights Act 2024 Reforms
The Renters Rights Act 2024 abolishes Section 21 for assured shorthold tenancies in England. The Act also converts the assured shorthold tenancy regime to a periodic assured tenancy system, eliminating the fixed-term assured shorthold.
Under the new system, tenancies will roll on as periodic tenancies from the start. Tenants can leave with two months notice at any time. Landlords can only seek possession on one of the statutory grounds, which are being reformed and in some cases strengthened.
The Act applies only to England. Wales already abolished Section 21 under the Renting Homes (Wales) Act 2016, although Welsh landlords retain a no-fault route subject to longer notice. Scotland abolished no-fault eviction in 2017 under the Private Housing (Tenancies) (Scotland) Act 2016.
Transitional Arrangements
Existing assured shorthold tenancies are converted to periodic assured tenancies on the appointed day. The appointed day is set by the Secretary of State by statutory instrument. The conversion happens automatically; no action is required from landlord or tenant.
Section 21 notices already served before the appointed day generally remain valid, with court proceedings still able to use the old procedure for a transitional period. The exact transitional period is set out in the implementation regulations.
After the appointed day, no new Section 21 notices can be served. Landlords seeking possession must use one of the Section 8 grounds. The Section 8 grounds have been reformed and in some cases strengthened to maintain landlord ability to recover possession in genuine cases.
New Section 8 Grounds
The Act introduces and strengthens several Section 8 grounds. A new mandatory ground covers the landlord intention to sell the property, with a 12-month restriction on re-letting after possession. Another new mandatory ground covers the landlord intention to move into the property as their main residence.
The mandatory rent arrears ground (existing ground 8) is being modified. The threshold may rise from two months to three months of arrears, with corresponding adjustments to notice periods. The exact figures are confirmed by secondary legislation.
Anti-social behaviour grounds are being expedited. The notice period for anti-social behaviour cases will be shorter, and the court can hear the case more quickly. The reforms reflect concerns that the existing grounds did not give landlords a usable route for problem tenants.
Other Reforms - Database, Decent Homes and Bidding Wars
The Act introduces a private rented sector database where landlords must register. The database is intended to give tenants better information about landlords and to enable enforcement against criminal landlords.
A Decent Homes Standard is being extended to the private rented sector. Existing the social rented sector standard is being adapted for private rentals, with enforcement through local authority licensing.
Rental bidding wars - where tenants are encouraged to offer above the advertised rent - are being restricted. Landlords cannot accept offers above the advertised rent in most circumstances. The advertised rent must be the rent that the tenancy starts at.
Preparing for the Transition - Tenants and Landlords
Tenants. Tenants should keep records of all communications with the landlord, particularly anything concerning rent payments, repairs, or complaints. Records are useful if a Section 21 notice is challenged or if the landlord later relies on a Section 8 ground that requires the tenant breach to be proved.
Landlords. Landlords should ensure full compliance with the deposit protection, gas safety, EPC and How to Rent guide requirements. These are preconditions for valid Section 21 notices and also affect the relationship with tenants once the new system takes effect.
Letting agents. Letting agents should update tenancy agreements to reflect the new regime once the appointed day is announced. Property listings will need to refer to the new periodic assured tenancy terms rather than the old assured shorthold framework.
Local authorities. Councils will see their role expand under the new regime. The private rented sector database, the Decent Homes Standard for private rentals, and the enforcement of the new tenancy framework all create additional duties for council housing teams.
Where to Get Free Independent Help
Shelter is the leading housing charity in the UK and provides free advice on no fault eviction uk. The Shelter website at shelter.org.uk has detailed guides covering tenancy rights, eviction, repairs and homelessness. Shelter also operates phone and webchat services for urgent housing issues.
Citizens Advice runs a national housing advice service alongside Shelter. Local Citizens Advice offices can help with form-filling, deposit disputes, possession proceedings and other housing issues. Citizens Advice has the advantage of being able to deal with related issues (benefits, debt) at the same time.
The Housing Ombudsman handles complaints about social landlords - councils and housing associations. Where a tenant is unhappy with their social landlord, the Ombudsman is the independent route after the landlord internal complaints procedure has been exhausted.
Local council homelessness teams have duties under the Housing Act 1996 to help people who are homeless or threatened with homelessness. Anyone facing imminent loss of accommodation should approach the council homelessness team for an assessment and help with rehousing.
The county court handles formal possession proceedings. Court-administered free advice schemes operate at many county courts for unrepresented tenants facing possession claims. The Housing Possession Court Duty Scheme provides free legal advice at court on the day of the hearing.
For specific tenancy disputes, the First-tier Tribunal (Property Chamber) handles complaints about service charges, leasehold issues and rent assessment. The tribunal is free for many applications and is designed to be accessible to litigants in person. The gov.uk property tribunal pages explain the process.
Putting It All Together
The rules above set out the legal framework, the practical steps and the support routes available. Where the situation is straightforward, the gov.uk pages and the official tools should be enough to act on. Where the situation is more complex, the free advice services listed in the previous section can usually clarify the position and identify the right next step. Many issues that look intractable at first turn out to be resolvable once the right service is engaged.
Keeping written records of communications and decisions throughout is good practice. Where a decision needs to be challenged later - through an internal complaint, an ombudsman, a tribunal or a court - the quality of the contemporaneous record often decides the outcome. Dates, names, reference numbers and copies of correspondence are the building blocks of any later dispute. The gov.uk advice pages and the relevant ombudsman or tribunal websites all set out the evidence they consider when reviewing decisions, and gathering that evidence from the start is one of the most effective protections available.
Frequently Asked Questions
When does Section 21 actually end?
The exact appointed day is set by the Secretary of State by statutory instrument. The government has indicated implementation will follow a phased rollout, with full abolition during 2026 or 2027 depending on the regulations made.
Do I still have to leave if my landlord serves a Section 21 now?
Notices served before the appointed day usually remain valid in the transitional period. Tenants should still get legal advice on the specific notice, as procedural defects can render notices invalid.
Can my landlord still evict me for rent arrears?
Yes. The fault-based grounds remain. The mandatory rent arrears ground (currently ground 8 of the Housing Act 1988) is being reformed but remains the main route for arrears cases.
What if my landlord wants to sell?
The Act introduces a new mandatory ground for sale. The landlord must intend to sell within a defined window and cannot re-let the property for 12 months after possession.
Does this apply in Wales and Scotland?
Wales has its own legislation under the Renting Homes (Wales) Act 2016. Scotland abolished no-fault eviction in 2017 under the Private Housing (Tenancies) (Scotland) Act 2016. The Renters Rights Act 2024 applies in England only.
What is the private rented sector database?
A government-maintained database where landlords must register details of the properties they let. The database is intended to improve transparency and enable enforcement against rogue landlords.
Will tenancies become unlimited length?
No. Tenancies will be periodic from the start under the new regime, with tenants free to leave with two months notice. There is no fixed term. Landlords cannot give no-fault notices but can seek possession on the reformed Section 8 grounds.
Can rent still rise during the tenancy?
Rent increases are subject to specific rules. Under the new regime, rent can typically rise once per year, with the tenant having the right to challenge unreasonable increases through the First-tier Tribunal.
Does the Renters Rights Act apply to existing tenancies?
Yes. Existing assured shorthold tenancies are converted to periodic assured tenancies on the appointed day. No action is required from landlord or tenant; the conversion happens automatically.
Will old Section 21 notices still be valid?
Notices served before the appointed day generally remain valid during the transitional period. The exact transitional arrangements are set out in regulations made under the Renters Rights Act 2024.
How We Verified This
Information is taken from the Renters Rights Act 2024 on legislation.gov.uk, the Housing Act 1988 sections 8 and 21 with their reforming provisions, the explanatory notes to the Act, the Department for Levelling Up, Housing and Communities (now MHCLG) policy papers, and the equivalent Welsh and Scottish legislation on tenancy reform.