The Renters’ Rights Bill is set to deliver some of the biggest reforms to the private rental sector in years — and one of the most significant changes will be the removal of Section 21 Notices.

This shift marks the end of “no fault” evictions and the beginning of a new era in how landlords manage possession and tenant relationships.

Why Section 21 Is Being Abolished

For decades, Section 21 has been the go-to route for landlords to regain possession of their property without giving a reason — provided all the correct documents were served.

Under the new rules, that’s changing. Landlords and agents will now have to rely on Section 8 and prove a legitimate reason for repossession.

The government’s goal is to give tenants more stability and prevent “unfair” evictions. However, the reality on the ground is more nuanced. Many landlords have used Section 21 not out of malice, but because of the severe delays within the court system. Waiting months for a possession hearing over rent arrears or breaches has been impractical — and costly.
​
​The Court Delays Problem
Court delays are already at record levels.

- Q2 2024: Average of 24.4 weeks for landlords to regain possession
- Q2 2025: Average of 27.9 weeks
​
That’s more than half a year just to get a property back. Without Section 21, landlords will have to rely entirely on the slower and more complex Section 8 process — increasing the importance of solid documentation and evidence.
​
​Other Key Changes Coming with the Renters’ Rights Bill
​
The removal of Section 21 is just one part of a wider overhaul. Here are some other major reforms landlords should be preparing for:

❌ End of fixed-term tenancies – all tenancies will become open-ended periodic agreements from day one.
💷 New rules for rent in advance and guarantors – particularly significant in the student rental market.
​📝 Updated tenancy procedures – including clearer rent review processes and longer notice periods.
​
​The Anti-Social Behaviour Challenge

A major concern among landlords is how to handle anti-social tenants once Section 21 is gone.

​Without the no-fault route, landlords will need strong evidence and witness statements to prove serious issues in court. This could put neighbours and local communities in uncomfortable positions, while also dragging out the time it takes to regain possession.
​
What Landlords Should Do Now

With big changes on the horizon, landlords need to be proactive. Here’s how to get ready:

🔍 1. Review Your Tenants
Take a close look at your current tenancies.
Are your tenants reliable? Would you still rent to them under the new rules?
Now is the time to address rent arrears or anti-social behaviour before Section 21 is abolished.

📂 2. Strengthen Your Processes
Evidence is everything.
Keep meticulous records of communications, rent payments, and any breaches.
Make sure your compliance documentation — from EPCs to How to Rent guides — is watertight.

💰 3. Reassess Affordability
Tighten your affordability criteria and income-to-rent ratios.
Remember: the tenants you approve today could remain in your property indefinitely once the new rules apply.

🛡️ 4. Enhance Tenant Screening
Upgrade your referencing process.
Consider guarantors for higher-risk applicants and take a closer look at employment stability, credit history, and past tenancies.
​

Stay Informed
Keep up to date with the latest landlord legislation, compliance tools, and professional training at UK Landlord Network

Together, we’ll help you stay compliant, confident, and in control.

#SmarterLandlord #UKLandlordNetwork