Section 21 Notice: Abolished in England. What Landlords Do Now
If you came here looking for a Section 21 notice or Form 6A, the rules have changed. Section 21 no-fault evictions ended in England on 1 May 2026. This page explains what that means, what happens to old notices, and how a landlord regains possession now.
Last reviewed 11 October 2026 by the OfficeDraft editorial team. Applies to England. Not legal advice.
The short answer
- Section 21 was the “no-fault” route to end an assured shorthold tenancy. It is abolished in England for new notices.
- Form 6A belonged to that system. You cannot use it to start a new eviction.
- A landlord who needs possession now must rely on a legal ground under Section 8 and serve Form 3A.
- Common grounds cover rent arrears, selling, moving in, antisocial behaviour and breach of the tenancy.
What a Section 21 notice was
Section 21 of the Housing Act 1988 allowed a landlord to ask for possession of an assured shorthold tenancy without proving that the tenant had done anything wrong. The landlord had to give notice on Form 6A, and had to have met a list of conditions first: protecting the deposit, giving prescribed information, and providing the gas safety certificate, EPC and How to Rent guide.
If the tenant stayed after the notice expired, the landlord could use the accelerated possession procedure, which usually avoided a hearing. That speed and the lack of a required reason are why Section 21 was so widely used, and why it became so contested.
When Section 21 ended
27 October 2025
The Renters’ Rights Act 2025 received Royal Assent.
1 May 2026
The main tenancy reforms began in England. No-fault Section 21 evictions ended for new notices, and tenancies moved to the new periodic system.
After 1 May 2026
Landlords seeking possession use Section 8 grounds and the current prescribed form, Form 3A.
Dates and transitional arrangements are set by the Act and its commencement regulations. Confirm details on legislation.gov.uk and GOV.UK.
What happened to Form 6A
Form 6A was the prescribed notice for Section 21 on assured shorthold tenancies. Because the no-fault route has ended, Form 6A is no longer the way to begin a new eviction in England. Searching for a “free printable Section 21 form” will still return old templates, but serving one now would not give you a valid route to possession.
For a notice that is valid today, see our guide to filling in Form 3A or use the Form 3A generator.
Notices served before the change
The Act included transitional rules for Section 21 notices served before 1 May 2026, including a deadline for starting court proceedings. For most landlords that deadline has now passed. If you hold an old notice and are unsure whether you can still rely on it:
- Find the date the notice was served and the date it expired.
- Check whether a possession claim was issued within the transitional period.
- Read the official transitional guidance on GOV.UK.
- Take advice from a solicitor or landlord association before you act.
If an old notice no longer works, the next step is usually a Section 8 notice. Read what to do when a notice is invalid.
What replaced Section 21
Under the reformed system in England:
- Assured shorthold tenancies become assured periodic tenancies, so fixed terms no longer end automatically in a way that lets a landlord recover the property without a reason.
- A landlord who wants possession relies on a ground in Schedule 2 to the Housing Act 1988, as amended.
- Landlords who want to sell or move in use dedicated grounds, with a longer notice period and limits on when they can be used.
- The rent arrears ground has been strengthened, with a higher arrears threshold.
Details such as notice periods and arrears thresholds are set out in the Act. See the Renters’ Rights Act landlord guide and verify specifics on GOV.UK before you serve.
Section 21 vs Section 8
| Section 21 | Section 8 | |
|---|---|---|
| Reason needed? | No. “No-fault”. | Yes. A legal ground must apply. |
| Status in England | Abolished from 1 May 2026 for new notices | The main route to possession |
| Prescribed form | Form 6A | Form 3A |
| Court decision | Accelerated, usually paper-based | Court decides whether the ground is proven |
| Evidence | Compliance paperwork | Facts and evidence for each ground |
| Tenant can challenge? | Mostly on procedure | On facts and, for some grounds, on reasonableness |
Longer comparison: Section 8 vs Section 21 in 2026.
What landlords should do now
The question to start with is no longer “how do I serve a Section 21?” It is “which ground fits my situation, and can I show the facts?” Match your goal to a route:
| If you want to… | Typical route |
|---|---|
| Tenant owes rent | Section 8, Ground 8 and Ground 10 |
| You want to sell the property | Section 8, Ground 1A |
| You or family need to move in | Section 8, moving back in |
| Antisocial behaviour or nuisance | Section 8, Ground 14 or Ground 7A |
| Tenant is breaching the tenancy | Section 8, Ground 12 |
| More than one problem at once | Section 8 with multiple grounds |
Five steps to a Section 8 draft
- 1
Pick your ground
Choose the legal ground that matches your reason for seeking possession.
- 2
Gather your evidence
For arrears, a rent statement. For breach or nuisance, dates and records.
- 3
Enter the details
Add the parties, the property, the tenancy and the facts behind each ground.
- 4
Review the draft
Check every name, figure and date against your records.
- 5
Serve and keep proof
Serve the notice, keep evidence of service, then follow the court process if needed.
Prepare your Section 8 notice
Choose your grounds, answer a few questions and review a Form 3A draft before you decide what to do with it. Pricing and download options are shown in the generator before checkout.
Plan the timing with the possession order timeline, and if the tenant stays after the notice expires, read what happens next. Avoid common errors with the mistakes that void a claim.
If you are a tenant with a Section 21 notice
Receiving a notice is stressful, and many tenants search for answers before they speak to anyone. A few practical points:
- You do not have to leave on the date shown on a notice. A landlord needs a court order to evict you.
- Check when the notice was served and whether it was served before the Section 21 changes.
- Keep the notice, the envelope if posted, your tenancy agreement and proof of your deposit.
- Get free advice from Shelter, Citizens Advice or your local council housing team.
OfficeDraft’s tools are written for landlords. We cannot give advice on your individual case.
Wales, Scotland and Northern Ireland
This page covers England only. Wales uses the Renting Homes (Wales) Act 2016, Scotland uses private residential tenancies with its own notice to leave, and Northern Ireland has its own notice-to-quit rules. Do not use the guidance on this page for a property outside England.
Related landlord guides
Section 8 notice template
What the notice must contain and how to prepare it.
Section 21 abolished: what landlords do now
A deeper look at the practical steps.
Section 8 vs Section 21 in 2026
A detailed comparison of both routes.
Renters’ Rights Act: landlord guide
Every major change explained.
How to fill in Form 3A
A field-by-field walkthrough.
Possession order timeline
Plan the stages from notice to court.
Frequently asked questions
What is a Section 21 notice?
A Section 21 notice was a no-fault eviction notice under section 21 of the Housing Act 1988. It let a landlord in England end an assured shorthold tenancy without giving a reason, provided the paperwork rules were met. It used the prescribed Form 6A.
Is Section 21 abolished?
Yes, in England. The Renters’ Rights Act 2025 ended Section 21 no-fault evictions for new notices from 1 May 2026. Check GOV.UK for transitional rules that applied to notices served before that date.
When was Section 21 abolished?
The Renters’ Rights Act received Royal Assent on 27 October 2025, and the abolition of Section 21 took effect in England on 1 May 2026.
Can a landlord still serve a Section 21 notice?
Not for new notices in England. A landlord who wants possession now needs to rely on a ground under Section 8 and serve the current prescribed notice, Form 3A.
Can I still use Form 6A?
Not to start a new no-fault eviction in England. Form 6A belonged to the Section 21 system. Do not serve it as a new notice. Use the current Section 8 form instead.
What happens to Section 21 notices served before 1 May 2026?
Transitional rules applied to those notices, including a deadline for starting court proceedings. That deadline has now passed for most cases. If you still hold an old notice, read the official guidance and take advice before relying on it.
How do I evict a tenant without Section 21?
You need a legal ground. Typical routes are rent arrears, wanting to sell, wanting to move in, antisocial behaviour or a tenancy breach. Each is a ground under Section 8. You serve a notice on Form 3A and, if the tenant does not leave, apply to the court.
Can I still sell my property with a tenant in it?
Yes. Ground 1A covers a landlord who intends to sell. There are conditions, including limits on when it can be used and a longer notice period, so read the Ground 1A guide and check the official source.
What is the Section 21 accelerated possession procedure?
It was a fast, mostly paperwork-based court process used when a landlord had served a valid Section 21 notice. It was tied to Section 21, so it does not apply to new Section 8 claims, which follow the standard possession process.
What makes a Section 21 notice invalid?
Historically, missing deposit protection, no prescribed information, no gas safety record, EPC or How to Rent guide, or using the wrong form or dates could invalidate it. This now matters mainly for old notices. The same care applies to Section 8, where an incorrect ground, form or date can cause a notice to fail.
I have been served a Section 21 notice. What should I do?
Do not ignore it, and do not assume you must leave by a given date. Check when it was served and whether it was valid under the transitional rules. Contact Shelter, Citizens Advice or your local council’s housing team for advice.
Does this apply in Wales and Scotland?
No. This page covers England. Wales uses the Renting Homes (Wales) Act 2016 and Scotland has its own private residential tenancy system.
Is there a free Section 21 notice template?
There is no valid Section 21 notice to serve in England now, so we do not offer one. If you need to regain possession, our Section 8 generator helps you prepare a Form 3A draft that you can review.
Is a document made with OfficeDraft legally valid?
OfficeDraft produces a draft from the details you enter. It cannot confirm that a ground applies to your tenancy and does not guarantee a legal outcome. Review the draft, check the official rules and get advice if your case is complex or disputed.
Sources
- Renters’ Rights Act 2025 (legislation.gov.uk)
- Housing Act 1988, section 21 (legislation.gov.uk)
- Housing Act 1988, Schedule 2: grounds for possession (legislation.gov.uk)
- Evicting tenants: guidance (GOV.UK)
- Possession Claim Online (GOV.UK)
- Shelter England: housing advice for tenants
- Citizens Advice: housing
- National Residential Landlords Association
OfficeDraft provides document drafting tools, not legal advice. Housing law changes, so verify the current form, notice periods and transitional rules on official sources before you act. Last reviewed 11 October 2026.
Need possession of your property?
Section 21 has ended in England. Answer a few questions and review a Section 8 draft you can check before you serve.