How can a landlord end a tenancy now?

By using a Section 8 notice and proving a legal ground. Each ground has its own notice period.

Can a landlord sell the property and evict the tenant?

Yes, using Ground 1A, with four months' notice. It cannot be used in the first 12 months of a tenancy.

Do fixed-term tenancies still exist?

No. Fixed-term assured tenancies were removed and existing ones became periodic.

Is Section 21 abolished?

Yes, in England. Landlords can no longer serve new Section 21 notices from 1 May 2026.

By Charles Worth · Last checked 29 October 2026

Yes. The Renters' Rights Act 2025 abolishes Section 21 "no-fault" evictions in England. GOV.UK says that from the start date, 1 May 2026, landlords cannot serve new Section 21 notices.

What replaced it

A landlord now needs a legal reason, called a ground, and has to use a Section 8 notice. Each ground has its own notice period, from four months down to none for the antisocial behaviour grounds. See Section 8 notice periods by ground.

Fixed terms ended too

Fixed-term assured tenancies were removed. Existing tenancies became periodic, so there is no fixed end date. The tenant can leave on two months' notice (see tenant notice to leave).

Protections when a landlord wants to move in or sell

Grounds 1 and 1A need four months' notice.
They cannot be used in the first 12 months of a tenancy.
After using them, GOV.UK says the landlord cannot market or re-let the property for 12 months.

Other limits on landlords

GOV.UK says a landlord cannot get possession if the deposit is not properly protected or the property is not registered on the landlord database, except on the antisocial behaviour grounds. They can usually fix the problem first.

Notices served before 1 May 2026

This site does not cover how notices served before the change are treated. If you have one, read the GOV.UK guidance or get advice from Shelter or a solicitor.

Common questions

Is Section 21 abolished in England?: Yes. Landlords can no longer serve new Section 21 notices from 1 May 2026.
How can a landlord end a tenancy now?: By using a Section 8 notice and proving a legal ground. Each ground has its own notice period.
Can a landlord sell the property and evict the tenant?: Yes, using Ground 1A, with four months' notice. It cannot be used in the first 12 months of a tenancy.
Do fixed-term tenancies still exist?: No. Fixed-term assured tenancies were removed and existing ones became periodic.