The Renters’ Rights Act 2025 marks a turning point for private landlords, reshaping how they can legally end a tenancy. The most significant change is the abolition of Section 21 “no-fault” evictions, removing the long-used option to regain possession without giving a reason.
This blog explains what’s changing, how the new Section 8 process will work, and the updated grounds for possession.
Eviction before the Renters’ Rights Act
Under the old system, landlords had two main legal routes to end a tenancy.
Section 21 “No-Fault” evictions
- Applied to Assured Shorthold Tenancies (ASTs).
- Allowed landlords to evict a tenant at the end of a fixed term or during a periodic tenancy without giving a reason.
- Required a minimum of two months’ notice, where served correctly.
- Could only be used if the landlord had met strict preconditions, including deposit protection, valid EPC, gas safety certificate, and service of the “How to Rent” guide.
Section 21 was popular because it was simpler, faster, and lower risk. On the other hand, these types of evictions were heavily criticised for leaving tenants insecure.
Section 8 evictions for breaches or specific grounds
- Used when tenants broke the tenancy terms, such as non-payment of rent, damage, or antisocial behaviour.
- Required the landlord to specify one or more legal grounds for possession.
Many landlords preferred Section 21 even for problem tenants because Section 8 evictions tend to be slow and unpredictable.
The end of Section 21 under the Renters’ Rights Act 2025
The Renters’ Rights Act 2025 abolishes Section 21 entirely. From May 2026, landlords will no longer be able to evict a tenant “without fault”.After that, you must make all possession claims under Section 8.
If you serve a Section 21 notice before 1 May 2026, you must begin court proceedings on or before 31 July 2026.
After 31 July 2026, any Section 21 notice without issued proceedings becomes invalid.
All tenancies will become rolling periodic agreements, and eviction will only be possible where one of the legal grounds applies.
That means you’ll always need a valid reason and proof to end a tenancy, and you must follow the correct processes.
How Section 8 works under the new law
Section 8 isn’t new, but it’s being strengthened and modernised to balance landlord and tenant rights.
The Section 8 eviction process is:
- Identify the correct grounds for possession.
- Serve the Section 8 notice with the right notice period.
- Wait out the notice to see how the tenant responds.
- Apply to the court if they don’t vacate.
- Attend the hearing with evidence (rent statements, letters, repair logs, etc.).
- If granted, the court issues a possession order.
- If still necessary, apply for bailiff enforcement to remove the tenant.
The Government has promised digital reforms to simplify paperwork and reduce delays. But, landlords should still plan for several weeks or months from notice to possession.
Updated grounds for possession
The Act refreshes and expands the legal grounds to help landlords regain properties for genuine reasons.
| Category | Example | Tips |
|---|---|---|
| Landlord’s own use | Landlord or immediate family moving in | Must show genuine intent and not re-let for several months |
| Selling the property | Landlord intends to sell | Provide evidence, such as a listing or agent contract |
| Rent arrears | Persistent or serious arrears | Mandatory at two months’ arrears. Discretionary if intermittent |
| Antisocial behaviour (ASB) | Serious nuisance or criminal conduct | Lower threshold for eviction and faster hearings expected |
| Breach of tenancy | Damage, illegal subletting, neglect | Discretionary, so evidence is crucial |
| Employment-linked tenancy | Tied accommodation (e.g. caretakers) | Retained for specific roles |
Landlords must be ready to prove their case clearly. Vague reasoning or missing documentation won’t succeed.
How long does it take to evict a tenant?
One of the biggest concerns for landlords under the Renters’ Rights Act 2025 is how long it will take to regain possession.
While Section 21 previously offered a relatively straightforward two-month notice period, the new Section 8 process involves several stages and could take longer.
After a landlord serves a valid Section 8 notice, the tenant is given a notice period that aligns with the eviction reason. Rent arrears or antisocial behaviour may require as little as two weeks’ notice. Whereas selling a property or moving in personally could require between two to four months.
Once the notice expires, if the tenant has not left, the landlord can go to court for a possession order. The court process typically takes between eight and twelve weeks, depending on how busy the local courts are and whether the tenant contests the claim.
If the court grants possession but the tenant still refuses to leave, the landlord must apply for a warrant of possession. This means a court-appointed bailiff or High Court Enforcement Officer will carry out the eviction. This final enforcement step can add another two to six weeks.
In total, landlords should expect the full process, from notice to physical possession, to take around three to five months. Complex cases could take even longer.
Can I evict my tenant with immediate effect?
Immediate eviction is not permitted under any circumstances. Even if a tenant stops paying rent or damages the property, a landlord cannot change locks or remove belongings without a possession order and bailiff involvement. Doing so could amount to illegal eviction, which carries serious criminal penalties.
What happens if tenants don’t move out?
If a tenant ignores a valid possession order, landlords must apply for a warrant of possession. A court-appointed bailiff or High Court Enforcement Officer will then carry out the eviction legally.
Bailiffs will give written notice of the eviction date to the tenant, usually two weeks in advance.
It’s important that you don’t attempt to remove the tenant yourself. Changing locks, removing belongings, or harassment could lead to prosecution and compensation claims.
Landlords can apply to recover costs through the courts or through the deposit/guarantor if the tenant still refuses to leave after enforcement.
The importance of compliant processes
The success of a possession claim will depend entirely on whether you have followed the rules correctly. Mistakes can invalidate the process and cause months of delay.
Common pitfalls to avoid:
- Serving the wrong notice form
- Providing an incorrect notice period.
- Attempting to evict while repairs or safety complaints are outstanding.
- Relying on informal agreements or text messages rather than proper notices.
Relying on informal agreements or text messages rather than proper notices.
How to carry out a lawful eviction
- Stay calm and professional and never threaten or pressure tenants.
- Serve notices properly and always use the current government templates or seek legal assistance.
- Keep rent and maintenance records from day one.
- Use experienced agents or solicitors to avoid procedural mistakes.
- Plan ahead if you intend to sell or move in, as you may need extra time.
- Consider rent guarantee insurance to protect income during lengthy possession processes.
What happens if you’re non-compliant
Trying to remove a tenant outside the legal process can lead to severe penalties:
- Unlimited fines or up to five years in prison for harassment or illegal eviction.
- Civil penalties up to £40,000.
- Banning orders for letting property.
- Loss of landlord licence in selective licensing areas.
- Compensation claims from tenants – Rent Repayment Order.
Local authorities have stronger enforcement powers under the new Act, and tenants can also report issues to The Property Ombudsman or the First-tier Tribunal.
Key takeaways for landlords
- Section 21 is abolished, and all evictions must have a valid reason.
- Section 8 is now the only route to possession.
- Evictions may take longer. Plan for 3–5 months on average.
- You can’t evict a tenant immediately or without a court order.
- Following proper procedure is essential; even small errors can void your claim.
- Keep thorough documentation and seek legal or professional advice early.
The end of Section 21 marks a new era for landlords. One that prioritises fairness, transparency, and clear evidence over speed and simplicity. While the new Section 8 process may seem more complex, it still provides landlords with solid, legally supported routes to regain possession when there’s a genuine reason to do so.
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