Section 21 Ban in London: What Happens Next?

The long-anticipated end of Section 21 “no-fault” evictions in England is on the horizon, with big implications for landlords, letting agents and investors right across London. This change forms part of the landmark Renters’ Rights Act, which completes a major overhaul of the private rented sector in decades.

Here’s how the ban unfolds, what replaces it and what landlords need to be ready for.

What Is Section 21?

Section 21 refers to Section 21 of the Housing Act 1988, the legislation that has historically allowed landlords in England to regain possession of a property without needing to prove tenant fault.

Often described as a “no-fault eviction”, Section 21 enabled landlords to serve a minimum of two months’ notice to end an Assured Shorthold Tenancy (AST). If the tenant did not vacate after the notice period expired, the landlord could apply to court for a possession order.

In practice, Section 21 offered flexibility. It was commonly used when a landlord wished to sell, move back into the property, refinance, carry out major works, or simply regain possession at the end of a fixed term without entering into a dispute.

However, under the forthcoming Renters’ Rights Act, Section 21 will be abolished. The Government’s position is that tenants should not face eviction without a clear legal reason. Once the ban takes effect, landlords will need to rely on specific statutory grounds under Section 8 to regain possession, marking a significant shift in how tenancies are managed.

When Is Section 21 Actually Banned?

The Government has confirmed that Section 21 evictions will be abolished from 1 May 2026. 

That’s the legal cut-off for issuing new no-fault notices, meaning London landlords can serve a Section 21 up to 30 April 2026. If a valid Section 21 notice has been served before then, landlords will still be able to pursue possession through the courts until 31 July 2026, but after that date the mechanism is gone for good.

What Happens to Tenancies After 1 May 2026?

Once the ban takes effect:

All Assured Shorthold Tenancies (ASTs) Become Assured Periodic Tenancies

Fixed-term ASTs will automatically convert into rolling, open-ended tenancies. That means there’s no forced end date, tenants stay until they or the landlord gives notice under a valid ground.

Section 8 Becomes the Standard Route to Possession

Instead of no-fault evictions, landlords will need to rely on specific legal grounds for possession under Section 8 of the Housing Act 1988. These could include: 

• Rent arrears
• Anti-social behaviour
• Selling the property
• Landlord or family moving in

The grounds themselves are being updated to reflect the new system, including changes to notice periods and criteria.

Key Practical Differences for Landlords

Here’s what landlords in London should be aware of as the ban approaches:

No More Arbitrary End Dates

Tenancies will roll on indefinitely unless a valid ground is used. This means more certainty for tenants – but also requires landlords to think carefully about when and why they want possession.

Notice Periods Change

The minimum notice landlords must give under the new possessory grounds will generally be longer and more structured than under Section 21. For example, a ground for sale or moving a family member requires four months’ notice.

Why This Matters for London Landlords

The abolition of Section 21 is the biggest change to English private renting in decades, and it’s reshaping how landlords think about:

• Tenant selection and retention
• Portfolio planning
• Risk management
• Marketing and turnover

With London’s rental market already competitive and sensitive to legislative shifts, landlords who adapt early, updating repossession strategies and tenancy documentation, will be better placed to maintain rental incomes and minimise voids.

What Landlords Should Do Now

If you’re a London investor or landlord, focus on:

1) Reviewing Tenancy Strategies

Consider how a shift to rolling tenancies affects your plans for refurbishment, re-letting or exit strategies.

2) Understanding Updated Possession Grounds

Get to grips with the new Section 8 grounds and notice requirements before the changes land – preparation is key.

3) Updating Processes and Communication

Landlords will need to communicate the new tenancy regime clearly to tenants and ensure all documentation reflects the post-Section 21 landscape.

4) Instruct A Managing Agent

Right now is the most important time to get this right – If you don’t already use one, instructing a managing agent may simplify the majority of changes. Learning all the new legislations and keeping up-to-date with changes takes up a lot of time, which many landlords can’t keep up with.

In Summary

The Section 21 ban is a huge shift in the English rental market. From 1 May 2026, landlords will no longer be able to evict tenants without reason. Instead, possession must be justified under specific legal grounds.

As the big reform date approaches, early preparation and a clear strategy will help London landlords navigate the changes with confidence. For those not wanting to risk it alone, our team at Orlando Reid are here to help.