Landlords relying on Section 21 notices served before the abolition of "no-fault" evictions face a final deadline this Friday, 31 July, to begin possession proceedings. A valid notice issued before 1 May 2026 can generally only be used if a court claim is started by this date or the notice’s earlier expiry.
Government guidance clarifies that simply preparing paperwork or informing a tenant of imminent proceedings is insufficient; landlords must have asked the court to issue a possession claim. If the deadline passes without proceedings being initiated, the Section 21 notice becomes invalid and cannot be used to recover possession.
Section 21 was abolished for new and existing private tenancies in England on 1 May this year under the Renters’ Rights Act 2025. A transitional period was put in place to allow landlords to complete possession actions under the previous system, which concludes on Friday, 31 July. Limited exceptions exist, such as cases involving a tenant’s debt "breathing space."
Landlords who miss this deadline will be required to restart the process under the reformed Section 8, which necessitates establishing an applicable ground for possession. These grounds include rent arrears, anti-social behaviour, a genuine intention to sell, or occupation by the landlord or specific family members, each with its own conditions and requirements.