Section 21: What Is Changing for Landlords?

Section 21 of the Housing Act 1988 has historically let landlords in England end an assured shorthold tenancy without giving a specific reason, provided strict notice and procedural rules were followed — often called a "no-fault" eviction route. For several years, this has been the subject of sustained government reform proposals, and it is one of the fastest-moving areas of landlord law, which is exactly why this guide focuses on the shape of the change rather than asserting a single current rule that risks being out of date by the time you read it.

Why Section 21 became controversial

Critics argued that no-fault eviction left tenants vulnerable — reluctant to raise legitimate repair complaints, for instance, for fear of being served a Section 21 notice in response — while still not requiring landlords to prove any wrongdoing by the tenant. Landlord groups, meanwhile, argued Section 21 offered a necessary safety valve for regaining a property when Section 8's specific grounds didn't cleanly apply, or when court processes for grounds like arrears were felt to be too slow.

The general direction of reform

Government policy across recent years has consistently pointed towards abolishing Section 21 no-fault evictions entirely, replacing the assured shorthold tenancy system with a different tenancy structure, and expanding or reshaping the specific grounds landlords can use instead (broadly, an expanded version of the Section 8 route). That reform has now reached the statute book as the Renters' Rights Act 2025, with its provisions rolling out in phases — our landlord checklist for the Act covers what it changes point by point, from possession grounds to the once-a-year limit on rent increases.

What this means practically, without guessing the exact current rule

Rather than stating a specific current status that may be wrong by the time you're reading this, the practical takeaway for landlords is: do not assume Section 21 works exactly as it traditionally did, and do not assume it has necessarily been abolished either, without checking. Before serving any notice, check the current position directly on GOV.UK, via a solicitor, or via a landlord body such as the National Residential Landlords Association (NRLA), which tracks these changes closely and publishes practical guidance as the law actually changes (rather than as it's merely proposed).

Why proposals and enacted law are not the same thing

A common source of landlord confusion is treating a government announcement or a bill's introduction to Parliament as though it were already the law. Reform in this area has moved through consultation, draft bills, and amendments over an extended period — the gap between "the government wants to do this" and "this is now enforceable law" has sometimes been substantial. Always check whether a change has actually been enacted and is in force, not just proposed or passed by one house of Parliament.

What tends to stay stable regardless of Section 21's fate

Whatever the exact state of Section 21, the underlying good practice for landlords tends not to change: keep deposit protection, gas safety, EPCs, and right to rent checks properly up to date (see our legal obligations guide), since these remain preconditions for a smooth, valid eviction under essentially any version of the rules being discussed. A landlord with clean paperwork is well placed regardless of which specific reform lands.

Where to check the current position

For the genuinely current rules at the time you need them, GOV.UK's landlord guidance, the NRLA, and a solicitor specialising in landlord and tenant law are more reliable than any article (including this one) written before the final position was settled.

This is general information about the law in England, not personalised legal advice — Scotland, Wales and Northern Ireland have different rules, and landlord law changes regularly (some areas covered here are under active reform). For anything that affects a real tenancy, check GOV.UK for the current position or speak to a solicitor or a body like the National Residential Landlords Association (NRLA).