The End of No Fault Evictions - What Landlords Need to Know

For decades, Section 21 was the tool every landlord kept in their back pocket. Need the property back? Serve notice, wait two months, job done.

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Now, that option is completely off the table.

With Section 21 officially gone as of 1 May 2026, the Renters’ Rights Act has turned the property market on its head, completely changing how we recover possession in England.

What does the end of no fault evictions mean for your business? More importantly, how can you adapt moving forward?

Key Takeaways

– Can Landlords Still Evict Tenants after The Renters Rights Bill?

– What Replaces Section 21?

– What’s New With Section 8?

– Should Landlords Be Worried?

What Is a No Fault Eviction?

In the past, a no-fault eviction meant a landlord could use a Section 21 notice to oust a tenant at the end of their tenancy without needing to give a specific reason or prove they had done anything wrong.

Section 21 was officially abolished under the Renters’ Rights Act (RRA).

The old system meant constant uncertainty for renters. People felt they could be told to pack up and leave through no fault of their own, sometimes just after complaining about needed repairs. That’s why the government stepped in.

Whether you think the reforms go too far or not, this change has been a long time coming. For property investors, the focus now has to be on adapting.

Can Landlords Still Evict Tenants?

Yes!

But instead of relying on Section 21, landlords will need to use specific legal grounds to recover possession. These grounds already exist under Section 8 of the Housing Act and are expected to play a much bigger role going forward.

Landlords can still regain possession if:

The tenant falls into rent arrears.
The tenant causes damage to the property.
The tenant exhibits anti-social behaviour.
The landlord wants to sell the property.
The landlord intends to move into the property themselves.

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What Replaces Section 21?

From May 2026, Section 8 becomes the main legal route for recovering possession of a property. Every single eviction now requires a Section 8 notice using the newly updated Form 3A, followed by a formal county court hearing.

Unlike a no-fault eviction, landlords must provide a valid reason for seeking possession and, in most cases, be able to prove it.

On top of that, they will be required to register on the Private Rented Sector Database (PRSD) before they can serve a Section 8 notice. The government is rolling this platform out in late 2026.

Once the database is active in your area, no one can serve an eviction notice without registering first.

The grounds for possession fall into two types:

Mandatory grounds, where the court must grant possession if the landlord proves the case.
Discretionary grounds, where the court decides whether granting possession is reasonable.

You can find the full statutory wording and list of these requirements under Schedule 2 of the Housing Act 1988.

What’s New With Section 8?

RRA has expanded and modified several possession grounds. One of the most significant is Ground 1A, a mandatory ground. Here, landlords can regain possession if they truly intend to sell the property.

However, the tenancy needs to have run for at least 12 months. Landlords must also provide four months’ notice, and they’re banned from re-letting or advertising the property for rent for the next 12 months. Faking a sale to oust a tenant comes with a fine of up to £40,000.

Managing rent arrears is also getting tougher. Ground 8 is still the chief tool, but the threshold has increased. Tenants must now owe three months of rent, up from two. Crucially, they must owe this full amount both when the notice is served and on the day of the court hearing.

Because of this, many landlords are expected to rely on multiple grounds when pursuing possession. For example, you can serve Ground 8 alongside Ground 10 (general unpaid rent) and Ground 11 (persistent late payments). Stacking these grounds provides you with a Plan B.

Even if the tenant clears just enough debt to drop below the three-month mark right before court, your case stays alive on discretionary grounds.

Section 21 Is Gone: Should Landlords Be Worried?

The biggest concern for many landlords is the prospect of long, drawn-out court proceedings. If a tenant disputes an eviction, landlords will need to provide bulletproof evidence. This takes time, and empty months and legal fees cost money.

Good tenant management will become even more important. That means keeping meticulous, time-stamped records, conducting regular inspections, and keeping all communications neatly logged.

It’s also worth reviewing tenancy agreements. Clear contracts and proper referencing procedures can help prevent issues before they start.

Final Thoughts

The end of no fault evictions is a massive shake-up. As a property investor, you can either let the legislation squeeze your margins and disrupt your business, or you can adapt, professionalise, and come out on top.

Want to get ahead of the game? Secure your seat at our next free online property masterclass. Hosted by leading UK property experts, we’ll hand you the exact, actionable blueprints you need to safely manage and scale your portfolio under the new rules.