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The Renters’ Rights Act 2025 is now in force, and one of its biggest changes is already reshaping the landscape for landlords: the abolition of Section 21 ‘no-fault’ evictions.
As of 1st May 2026, you can no longer regain possession of a property without giving a specific, legally defined reason. Instead, all evictions must now be pursued through the Section 8 process, using one of the updated grounds for possession.
At Aston Knowles, we’ve been preparing our landlords for this shift for months. We know the new rules inside out – and we’re here to make sure you stay compliant, protected, and confident.
Here’s our plain-English guide to what’s changed, what hasn’t, and how we take the stress out of possession.
The bottom line: Section 21 no longer exists.
From 1st May 2026, the familiar Section 21 notice is no longer valid. If you need to regain possession of your property, you must now rely on the grounds set out under Section 8 of the Housing Act 1988 (as amended by the new Act).
The process still requires you to apply to the court if the tenant doesn’t leave voluntarily – but now, you must provide evidence that a specific ground applies.
Two types of grounds:
| Ground type | What it means |
| Mandatory | If the ground is proven, the court must award possession. |
| Discretionary | The court can consider whether eviction is reasonable, even if the ground is met. |
Key possession grounds at a glance
We’ve summarised the most common grounds landlords are likely to use. A full list is available on the government website, but these are the ones we’re seeing most frequently with our clients.
Mandatory grounds
| Ground | Summary | Notice period |
| Ground 1 | Landlord or close family member wishes to move in. Not available in the first 12 months of a tenancy. | 4 months |
| Ground 1A | Landlord wishes to sell the property. Not available in the first 12 months. | 4 months |
| Ground 4 | Property was let to students in the previous 12 months (specific educational establishments only). | 2 weeks |
| Ground 4A | HMO let to full-time students – property needed for new students in line with the academic year. | 4 months |
| Ground 7A | Severe anti-social behaviour or criminal behaviour (including convictions or closure orders). | Immediate |
| Ground 8 | Rent arrears of at least 3 months (or 13 weeks for weekly rent) at both notice and hearing stages. | 4 weeks |
Discretionary grounds
| Ground | Summary | Notice period |
| Ground 10 | Any amount of rent arrears. | 4 weeks |
| Ground 11 | Persistent late payment of rent. | 4 weeks |
| Ground 12 | Breach of tenancy terms (other than rent). | 2 weeks |
| Ground 13 | Tenant has caused deterioration to the property. | 2 weeks |
| Ground 14 | Anti-social behaviour or nuisance (including illegal/immoral use). | Immediate |
Our view: why this isn’t as scary as it sounds
Let’s be honest – change can feel daunting. But when you look at the data, the picture is reassuring:
- The English Housing Survey reports that only 0.03% of tenancies ended using Section 21.
- Around 65% of the notices we issue already align with these new grounds.
In other words, if you’re already working with a professional agent and maintaining good relationships with your tenants, you’re likely already operating well within the new rules.
The key now is evidence. You need to be able to prove your ground – and that’s where we come in.
How Aston Knowles supports you through possession
We don’t just hand you a form and wish you luck. Our team takes care of the critical groundwork to ensure your case is strong, compliant, and ready for legal action if needed.
We’ll help you with:
- Evidence gathering – We’ve implemented robust systems to collect and retain the documentation you need, from day one of a tenancy. This means if a dispute arises, you have a complete, organised file ready to support your case.
- Notice serving – We ensure every notice is served correctly, with the right wording, timing, and delivery method. Getting this step wrong can cause costly delays, so we make sure it’s done right first time.
- Strategic advice – Whether you’re planning to sell, move back in, or simply want peace of mind, we’ll advise on the best approach for your circumstances – including which ground to use and what evidence you’ll need.
Once a matter proceeds to court or requires formal legal representation, we work closely with our trusted network of specialist property solicitors. We’ll manage the handover seamlessly, ensuring your solicitor has everything they need to represent you effectively – so you’re never left navigating the legal process alone.
FAQs – What landlords are asking us right now
Q. Can I still evict a tenant who isn’t doing anything wrong?
A. Not under Section 21. You now need a valid ground under Section 8. If you want to sell or move back in, you can use Ground 1A or Ground 1 – but you must wait until the 12-month protected period has passed and serve four months’ notice.
Q. What if my tenant falls into rent arrears?
A. The mandatory arrears threshold has increased from 2 to 3 months, and the notice period is now 4 weeks. This gives tenants more time to catch up. However, discretionary grounds (like persistent late payment) are still available for lesser arrears. We recommend Rent & Legal Protection insurance for extra peace of mind – less than 1% of our tenancies are more than 90 days overdue, but it’s good to be covered.
Q. I want to sell my property – can I still do that?
A. Yes – but you must use Ground 1A, wait until the 12-month protected period has passed, and serve four months’ notice. You’re also prohibited from marketing or re-letting the property for 12 months after listing it for sale (with limited exceptions for shared owners).
Q. What if my tenant is causing anti-social behaviour?
A. You can use Ground 7A (mandatory) or Ground 14 (discretionary) – both allow you to begin proceedings immediately. We’ll help you gather the right evidence to support your case.
Q. Does the 12-month protected period apply to all new tenancies?
A. Yes – you cannot use Ground 1 or Ground 1A during the first 12 months of a tenancy. This gives tenants stability and time to settle.
Q. What happens if I serve notice incorrectly?
A. An invalid notice can cause significant delays and cost you time and money. That’s why we handle every notice with meticulous care – we know the rules and we get it right first time.
Your situation is unique – let’s talk
Whether you own a single apartment, a portfolio of luxury homes, or something in between, the new rules affect you differently depending on your plans and property type.
We’re offering confidential, no-obligation chats to help landlords get clear on their next steps.
Contact Aston Knowles today – because Section 21 is gone, but we’re still here to protect your interests.
Images Courtesy of Magnific
