What your landlord needs to do to evict you now section 21 has ended

Since 1 May 2026, your private landlord in England cannot give you a new Section 21 notice. The last old notices — those served before May 2026 — expired on 31 July 2026.

That means every Section 21 notice is now void. Your landlord cannot use one to make you leave.

What your landlord must do instead

From now on, your landlord can only end your tenancy if they have one of the legal reasons set out in law. These reasons are called grounds for possession.

Your landlord must serve you a Section 8 notice that states which ground they are relying on. A notice without a valid ground is not legally effective.

The most common reasons a landlord can use are:

• Rent arrears — you owe a significant amount of unpaid rent
• Anti-social behaviour — you or someone in your household has caused serious problems for neighbours
• The landlord wants to sell the property
• The landlord needs to move back into the property

Your landlord must have evidence for the ground they use. Saying "I just want you out" is not enough.

How much notice you will get

For the most common reason tenants face eviction — the landlord wanting to sell or move back in — your landlord must give you at least 4 months' notice before they can apply to court.

This is much longer than the 2 months' notice that used to be enough under Section 21.

Your first 12 months are protected

If you have moved into your home within the last 12 months, there is extra protection. Your landlord cannot use selling or moving in as a reason to evict you until your first year is complete.

A notice for those reasons can only take effect once the first 12 months of your tenancy have passed. You have time to settle in.

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A notice is not a court order

Getting a Section 8 notice does not mean you have to leave straight away.

Only a court can order you to leave your home. Your landlord must apply to court, and you have the right to attend, explain your side, and challenge the claim. The court process takes time.

Do not walk out when you receive a notice. Get advice first.

Get free help

Citizens Advice and Shelter both offer free, confidential housing advice. An adviser can check whether your landlord's notice is legally valid, explain what to expect in court, and help you understand every option available to you.