Section 21 Ban Explained: What It Means for UK Landlords
If you’ve been a landlord for a while, you’ll know Section 21 has long been your go-to safety net. Need your property back? Serve notice, wait two months—job done.
But soon, that changes.
The government is scrapping Section 21 altogether, meaning no more “no-fault” evictions. For many landlords, it feels like losing control of their own property.
So let’s break down what’s actually changing, why it’s happening, and what you can do to stay ahead.
What Is Section 21?
Section 21 of the Housing Act 1988 allowed landlords to evict tenants without giving a reason, provided notice was served correctly.
For landlords, it meant flexibility and certainty. For tenants, it often meant insecurity, never reall knowing if their home was long-term. That’s why it’s been so controversial for years.
Why Is It Being Scrapped?
The Renters’ Reform Bill is reshaping the UK rental market. Removing Section 21 aims to:
Give tenants more long-term stability
Cut down on so-called “revenge evictions”
Create a fairer balance between landlords and renters
Whether you agree with it or not, it’s clear that the days of quick, no-reason evictions are over.
What’s Replacing Section 21?
From May 2026, landlords will need to rely on Section 8 grounds instead. That means you will need a valid reason, such as:
Persistent rent arrears
Anti-social behaviour
Breach of tenancy terms
Wanting to sell or move back into the property
Let’s break down each one.
1. Persistent Rent Arrears
This is the most common ground for eviction. If a tenant repeatedly falls behind on rent, landlords can apply for possession under Section 8.
The threshold for “persistent” arrears is becoming more clearly defined, typically two months or more. You’ll need solid evidence such as rent schedules, bank statements, and relevant communication.
Even if a tenant reduces their arrears shortly before the hearing, you may still be able to proceed if the arrears were ongoing.
Accurate record-keeping is crucial. Don’t postpone chasing arrears or setting up repayment plans, as timely action strengthens your position.
Useful resource: Evicting Tenants
2. Anti-Social Behaviour
Landlords will be able to apply for possession if tenants are causing nuisance, harassment, or criminal behaviour in or around the property.
This includes; loud parties, threatening neighbours, or illegal activity.
Local councils and police reports can support your case
The government has said it wants to make this process faster, so communities aren’t left at risk
Therefore, keep a log of complaints from neighbours or other tenants.
Report serious behaviour to local authorities early.
Useful resource: Grounds for Anti-Social Behaviour
3. Breach of Tenancy Terms
If a tenant breaks conditions of the tenancy agreement, for example subletting without consent, or damaging the property, landlords can use Section 8 grounds.
Not every breach will be enough to regain possession, so the severity matters.
Evidence is key: photos of damage, inspection reports, written warnings.
Courts are more likely to act on repeated or serious breaches.
Therefore, ensure your tenancy agreements are watertight and up to date, so breaches are clear and enforceable.
Useful resource: Breach of Tenancy Terms
4. Wanting to Sell or Move Back In
You can still recover your property to sell or move back in, but the new rules are much stricter than Section 21.
What you can do:
Use Ground 1 to move yourself (or close family) back in as a main home
Use Ground 1A to recover possession for sale
Give 4 months' notice (vs. 2 months under current rules)
The restrictions:
12-month lockdown: Can't use these grounds until the tenant has been there at least 12 months
16-month reletting ban: If you serve notice, you can't relet the property for 16 months (4 months' notice + 12 months after). If your sale falls through, you're stuck with a vacant property for months
Useful resource: Repossessing your property after May 2026
What This Means for Landlords
Here’s the reality:
You’ll need stronger documentation (payments, complaints, communication) to back up any claim
Legal costs and delays may increase if things go to court
Void periods could lengthen if repossession takes longer
Staying compliant (EPCs, deposits, safety checks) is going to be more important than ever
How to Protect Yourself
There are practical ways to reduce risk:
Be selective from the start, through thorough referencing and robust screening prevent future headaches
Document everything - Keep clear records of rent, repairs, inspections, and all communications
Consider rent guarantee insurance - Rent guarantee can cover arrears and legal fees
Keep good tenants happy. Retention is cheaper and easier than eviction
If you’ve got reliable tenants, holding onto them has never been more valuable.
Turning Challenge Into Opportunity
Yes, the Section 21 ban feels like one more hoop to jump through. But it’s also a chance to rethink how you run your portfolio.
The landlords who will thrive aren’t just the ones who know the law inside out. They’re the ones who keep tenants loyal and find new ways to grow revenue without simply hiking rent.
This is exactly where Rent Rewards comes in:
Tenants get exclusive discounts on things they already buy (groceries, broadband, furniture, etc.)
Landlords earn a share of that spend, with zero extra admin
Everyone wins—and tenants stay longer
