Section 21 allows no-fault evictions in England until 1 May 2026. Learn valid notice requirements, common invalidation traps, and how to prepare for abolition.
England only. This guide applies to private rented property in England. Wales and Scotland have separate legal frameworks — dedicated guides will be published separately.
A Section 21 notice (Form 6A) is the legal mechanism allowing landlords in England to end an assured shorthold tenancy without proving the tenant has breached the agreement. It is often called a 'no-fault' eviction because the landlord does not need to cite antisocial behaviour, rent arrears, or property damage.
Section 21 is being abolished on 1 May 2026 as part of the Renters' Rights Act 2025. Until then, it remains a critical tool — but only when every compliance prerequisite is met.
| Step | Timeline | Notes |
|---|---|---|
| Serve Form 6A | Day 0 | Minimum two months' notice |
| Notice expires | Day 60+ | Tenant should vacate voluntarily |
| Issue court proceedings | Before notice expires | Use Form N5B (accelerated) or N5 (standard) |
| Court hearing | 4–8 weeks typical | Accelerated route if no defence |
| Possession order | If granted | 14 days to vacate (28 if hardship) |
| Bailiff enforcement | If tenant remains | Apply for warrant of possession |
Courts routinely dismiss Section 21 claims where landlords have not met their statutory obligations. The most frequent failures relate to deposit protection and prescribed information — see our deposit protection guide for the full requirements.
After abolition, landlords who need possession must rely on Section 8 grounds — such as rent arrears, antisocial behaviour, or wanting to sell or move in. New lets will be periodic from day one, so the end-of-fixed-term Section 21 cycle ends entirely. Build evidence of tenancy breaches now, ensure compliance documents are watertight, and update landlord agreements to reflect the new reality.
Section 21 is abolished from 1 May 2026 under the Renters' Rights Act 2025. No new Section 21 notices can be served after this date.
For tenancies where a Section 21 notice is served on or after 1 October 2021, the minimum notice period is two months. The notice cannot expire before the end of a fixed term (if one exists) or during the first four months of a tenancy.
Common invalidation reasons include: failure to protect the deposit in a government-approved scheme, not providing prescribed information, missing or late gas safety certificate, no valid EICR, no EPC, failure to provide the How to Rent guide, retaliatory eviction within six months of a tenant complaint, and serving on an unlicensed HMO.
No. After 1 May 2026, all possession claims in England must be made under Section 8 with a valid ground. See our eviction rules guide for the full procedure.
Yes, but only if the HMO is properly licensed (where licensing is required) and all compliance documents are in order. Unlicensed HMOs cannot use Section 21.
General information only — not legal advice. Laws change; verify against current legislation and seek professional advice for your situation.
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