Section 21 of the Housing Act 1988 was the main way a private landlord could evict without giving a reason: the "no-fault eviction". The Renters' Rights Act
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Section 21 of the Housing Act 1988 was the main way a private landlord could evict without giving a reason: the "no-fault eviction". The Renters' Rights Act 2025 abolished it. No landlord can evict without grounds now. Here is what that means, and how the new system works.
What was section 21?
Section 21 let a landlord end an assured shorthold tenancy, the most common private tenancy, without showing any fault. Two months' written notice after the fixed term, then a possession order application. That was all it took.
That made it the go-to route for ending a tenancy: a sale, wanting the home back, a tenant who complained about disrepair, or simply feeling like it.
What has changed?
The Renters' Rights Act 2025 removed Section 21 entirely. No "no reason" notice can end a tenancy. A landlord who wants you out must use one of the Act's possession grounds.
At the same time, every existing assured shorthold tenancy became a periodic assured tenancy. Old-style fixed terms are gone. With no automatic end date to lean on, tenants hold more security.
What grounds can a landlord now use to evict?
To recover possession, a landlord must rely on a specific ground. The main ones:
Tenant-fault grounds (discretionary: the court can refuse):
- Rent arrears, usually serious or persistent
- Anti-social behaviour or nuisance
- Breach of tenancy terms
- Damage the tenant caused
Landlord grounds (mandatory: prove it, and the court must grant possession):
- Selling the property, with notice restrictions to stop abuse
- The landlord or close family moving in
- Redevelopment
Most grounds carry minimum notice periods. The selling and moving-in grounds need at least four months' notice.
What protection does this give me against revenge eviction?
Section 21 was the tool used, or waved, at tenants who complained about disrepair or stood on their rights. Abolition took that tool away.
Under the new system:
- No possession notice can rest on your disrepair complaint alone
- Retaliation dressed up as a legal ground can be argued at court
- The old revenge-eviction protections now bite, because no no-fault fallback remains
What if I am still on an old fixed-term tenancy?
Fixed terms existing at commencement converted to periodic tenancies, under the new rules. A Section 21 notice served but not yet enforced at that point may still count: check with a housing adviser.
The new system and disrepair
The end of Section 21 matters hugely for disrepair. Reporting problems used to risk a notice in reply, so many tenants stayed silent. With the threat gone, you can push for repairs without fearing eviction for it.
Has eviction been waved at you to stop a disrepair complaint? Get legal advice. Threatening eviction over a genuine complaint may amount to harassment.
When should I contact Support for Tenants?
Home in disrepair, and want help using your rights under the new rules? Call us on 0800 030 4669.
No upfront cost. You only pay if you win, and the fee comes out of the compensation, not your pocket. If you don't win, you pay nothing.
Sources
- Section 21, Housing Act 1988 (legislation.gov.uk)
- Renters' Rights Act 2025 (legislation.gov.uk)
- Guide to the Renters' Rights Act (GOV.UK)
Related articles
- Renters' Rights Act 2025, what changes?
- Can I be evicted for complaining?
- What is a Section 21 notice, is it still legal?
- Section 8 eviction, explained
- Being evicted, what are my rights?
We review every guide at least twice a year and update it when the law changes. If you spot something out of date or wrong, email help@supportfortenants.co.uk.
Reviewed against current housing law for England and Wales as at 15 June 2026. Checked by our SRA-regulated panel solicitors. This is general information, not legal advice for your specific case. Any compensation figures or ranges shown are illustrative only, not a promise; every case is different.
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