The Renters’ Rights Bill will bring an end to Section 21.
This means landlords will no longer be able to end a tenancy without giving a reason.
All tenancies will shift into periodic form, and any possession will need to be made under Section 8 instead.
For some landlords, this will feel like a straightforward adaptation.
For others - particularly those planning to sell, or dealing with on going tenant issues - the timing is important.
Speak to Someone Before You Make a Move
If you’re unsure how the end of Section 21 affects your situation, or whether you should act before the ban, book a call with Rocket co-founder Ben Temple.
He’ll walk through your tenancy position and advise the most strategic route forward.
Book a call
What the End of Section 21 Actually Means
Once the Renters’ Rights Bill comes into effect:
- Section 21 will no longer apply
- Landlords will not be able to end a tenancy “without fault”
- All new and existing tenancies will become periodic
- All possession routes will run under Section 8
The key difference is that you will need evidence for any possession claim.
The days of simply issuing notice and regaining the property are ending.
What Happens If You Serve a Section 21 Before the Ban?
Section 21 notices served before the confirmed date can proceed for the life of the notice or for up to three months after implementation.
Meaning:
- If you serve a valid Section 21 before the ban starts, it remains usable
- You can continue the possession process even after the new rules begin
- But only up to three months after implementation
So if you are already considering notice - the window matters.
Why the Section 21 Ban Matters Now - Not Later
If you are experiencing any of the following:
- Persistent late payment of rent
- Tenants who are difficult to communicate with
- Property care concerns
- A tenancy that has “just carried on” longer than intended
- A possible sale in the next 12 months
You should review the tenancy situation now, not after Section 21 is removed.
This is about planning, not reacting.
Selling a Rental Property Under the New Rules
The Bill introduces Section 8: Ground 1A for landlords who intend to sell their property.
However, two separate 12-month rules apply:
- You cannot use Section 8: Ground 1A effectively within the first 12 months of a tenancy.
You may serve the notice after month 8, but it cannot take effect until month 12 because the notice period is 4 months.
- Once possession has been gained under Section 8: Ground 1A, you cannot re-let the property for 12 months.
Even if your circumstances change.
So, avoid renewing tenancies if you plan to sell within 12 months.
A renewal resets the clock and blocks access to Ground 1A.
This is where a quick conversation often prevents a costly mistake.
Moving From Section 21 to Section 8
Once Section 21 is removed, landlords will need to rely on Section 8 grounds such as:
- Landlord or immediate family moving in (Ground 1)
- Intention to sell (Ground 1A)
- Serious rent arrears (Ground 8)
- Purpose-built student accommodation rules (Ground 4A)
If you can’t evidence it, you can’t rely on it.
So now is the time to:
- Ensure rent payment records are complete and documented
- Avoid informal tenancy arrangements
- Confirm occupation dates
- Review tenancy status before renewal conversations occur
This preparation stage is what will make the difference later.
Section 21 FAQs
What is a Section 21 in the UK?
Section 21 is the current process that allows landlords to end a tenancy without giving a specific reason.
What does Section 21 do?
It provides a route for no-fault possession at the end of a tenancy term.
Are Section 21 notices being banned?
Yes. Once the Renters’ Rights Bill comes into force, Section 21 will no longer be available.
Can a tenant ignore a Section 21?
Until the ban, a valid Section 21 notice can still be enforced. After the ban, landlords must use Section 8 instead.
What Landlords Should Do Now
- Review any tenancy that is causing concern
- If selling in the next 12 months is possible, do not renew and allow the tenancy to go periodic
- Begin gathering clear evidence where Section 8 grounds may be needed
- Get tailored advice before making changes
This is a timing and preparation issue more than anything else.
If you’re unsure how the end of Section 21 affects your situation, your tenants, or your plans:
📞 Speak to our co-founder, Ben Temple, directly
He will review your position and help you decide the right next step.
Get in touch by clicking here
