Section 8 eviction explained (now that Section 21 has gone)

Direct answer

Since 1 May 2026, "no-fault" Section 21 evictions are banned. To end your tenancy, a private landlord must now use a Section 8 notice and give a specific legal reason, called a "ground". A notice on its own is not an eviction: the landlord still has to go to court, and you do not have to leave until a court orders it. For free help, call Shelter on 0808 800 4444 or contact Citizens Advice. If your home is also in disrepair, that may be a claim, call us free on 0800 030 4669.

Key facts

• Ministry of Justice figures show landlords made 22,733 possession claims in the county courts of England and Wales in January to March 2026, with 6,888 repossessions carried out by county court bailiffs. Mortgage and landlord possession statistics, GOV.UK
• In the same quarter there were 16,848 possession orders and 10,172 warrants, each down on the same period a year earlier. Mortgage and landlord possession statistics, GOV.UK

What a Section 8 notice is

A Section 8 notice tells you the landlord wants their property back and gives the legal ground (the reason). Some grounds are "mandatory" (if proven, the court must order possession) and some are "discretionary" (the court decides if it is reasonable). Common grounds include:

• Serious rent arrears (Ground 8). Under the Renters' Rights Act, you must owe at least 3 months' rent (raised from 2), both when the notice is served and at the court hearing.
• Some or persistent unpaid rent (Grounds 10 and 11).
• Anti-social behaviour.
• The landlord wants to sell or move in (with their own rules and protections).

Important new protections for you

• Notice periods are longer. For rent-arrears grounds, the notice period has gone up from 2 weeks to 4 weeks.
• There must be a court hearing. The old "accelerated", no-hearing eviction route has been abolished. A judge has to check the landlord's evidence.
• Universal Credit delays are protected. If your only arrears are because your Universal Credit housing payment had not come through yet, that does not count towards the Ground 8 threshold.

What to do if you get a Section 8 notice

1. Do not leave. Until a court has made a possession order and bailiffs have carried it out, you have not been legally evicted.
2. Get advice straight away. Shelter, 0808 800 4444, or Citizens Advice.
3. Check the notice. A notice with the wrong form, wrong ground, or wrong dates can be invalid.
4. If the reason is rent arrears, get a benefits check. Citizens Advice can check you are getting everything you are owed.

Where we fit in

Support for Tenants helps with housing disrepair claims, not eviction defence. If your landlord is trying to evict you, the people above are the right help. But if your home has damp, mould, leaks, or no heating that the landlord has ignored, you may have a disrepair claim, and bringing one is your right that cannot lawfully be used as a reason to evict you. Call us free on 0800 030 4669, send the short form, or message us on WhatsApp. See also where to get other housing help and can I be evicted for complaining.

Sources

• Section 8, Housing Act 1988 (legislation.gov.uk)
• Renters' Rights Act 2025 (legislation.gov.uk)
• What the Renters' Rights Act means for rent arrears evictions (Shelter England)