Renters Reform Bill: The Abolition of Section 21 Evictions
- DNB Future Properties
- Nov 21
- 4 min read
Updated: Nov 23
The abolition of Section 21 'no-fault' evictions is one of the most defining features of the Renters' Rights Act 2025 formally known as the Renters Reform Bill.
This provision, which has long allowed landlords to end an Assured Shorthold Tenancy (AST) by giving two months' notice without needing to provide a reason, will be entirely removed once the Act is fully implemented.
This seismic shift ends the era of arbitrary evictions, providing tenants with unprecedented security of tenure. For landlords, it means every tenancy termination must now be based on a legitimate, legally defined reason.
The New Tenancy and Termination System
The abolition of Section 21 is part of a wider transformation of the tenancy system:
1. The Single Periodic Tenancy
• Goodbye ASTs: The Act abolishes fixed-term ASTs. All new and existing tenancies will convert to a single system of assured periodic tenancies. These tenancies will run indefinitely unless the tenant chooses to leave or the landlord uses a mandatory ground for possession.
• Tenant Freedom: Crucially, tenants will be able to end their tenancy at any time by giving the landlord just two months' written notice.
2. The Only Route: Expanded Section 8
With Section 21 gone, landlords will only be able to regain possession by issuing a Section 8 Notice, which requires proving a statutory "ground for possession." The Act significantly expands and amends the existing Section 8 grounds to ensure landlords can still retrieve their property when necessary.
🔑 The New Mandatory Grounds for Possession
The new Act strengthens existing 'fault' grounds and introduces new 'no-fault' grounds to cover legitimate landlord circumstances. If a landlord proves one of these mandatory grounds, the court must grant a possession order.
New & Amended Mandatory Ground:
Ground 1 (Amended) - Reason for Eviction - Landlord or a close family member intends to move into the property as their principal home.
Ground 1A (New) - Reason for Eviction - Landlord intends to sell the property.
Ground 6 (Amended) - Reason for Eviction - Landlord intends to substantially redevelop the property.
Ground 8 (Amended) - Reason for Eviction - Tenant is in rent arrears. The mandatory threshold for arrears is increased from 8 weeks/2 months to 3 months of rent arrears, both when the notice is served and at the hearing date.
⚠️ Key Restriction: Grounds 1 (Personal Use) and 1A (Sale) cannot be used within the first 12 months of the tenancy. Furthermore, landlords using these grounds are prohibited from re-letting or re-marketing the property for a certain period (e.g., 12 months for Ground 1A) to prevent misuse.
Your Action Point: Mastering Section 8
The focus for responsible landlords must immediately shift to documentation and due process. The courts will now scrutinise every eviction claim.
• Evidence is Everything: You must be able to prove the grounds for possession (e.g., bank statements for arrears, written declarations for a sale, or detailed evidence for anti-social behaviour).
• Court Readiness: Accept that all contested possession cases will now require a court hearing, which can be time-consuming. Vetting tenants thoroughly at the outset is now more critical than ever to minimise the risk of needing to rely on a Section 8 claim later.
💡 The abolition of Section 21 is more than a legal update; it is the defining moment for the UK rental market in 2025. It fundamentally resets the landlord-tenant relationship, elevating security of tenure while demanding greater accountability from property owners.
The old shortcuts are gone. Moving forward, success in property management relies entirely on mastering the amended Section 8 framework and prioritising impeccable documentation, thorough tenant vetting, and proactive communication.
Embrace this change, and you will be well-placed to navigate the future of renting successfully and compliantly.
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