The abolition of Section 21 is not simply a change of form. It is a change in operating discipline. From 1 May 2026, private landlords in England have been unable to use the Section 21 ‘no-fault’ process to regain possession. Most assured shorthold tenancies converted to assured periodic tenancies, and new private assured tenancies are also periodic. A landlord who needs a property back must now use a relevant statutory ground, serve the right notice and, where necessary, pro

Eviction can take 6 months and cost £8,000+. But most landlords don't know there are two completely different processes. Using the wrong one could cost you months and thousands of pounds. In 2026, the eviction landscape has fundamentally changed under the Renters Rights Act. Section 21 no-fault evictions are now abolished. This guide explains the current eviction process, the new possession grounds framework, and how to navigate eviction successfully in 2026. Section 21 Evict