Section 21 Is Going — Here’s What You Need to Do Before It Does

The biggest shake-up in lettings law for a generation is on the horizon — and yes, Section 21 is on the chopping block. If you’re a landlord, this change could affect how you manage your tenancies, regain possession of your property, and even how you plan your next investment. But here’s the good news: you’ve still got time to prepare.

🏠 What is Section 21 (and Why Does It Matter)?

Section 21 of the Housing Act 1988 has allowed landlords in England to serve notice to end an assured shorthold tenancy without having to give a reason — as long as the correct procedure is followed.

It’s often referred to as a ‘no-fault eviction’.

Quick. Straightforward. And widely used.

But under the proposed Renters Reform Bill, Section 21 is being scrapped in favour of a more tenant-focused system. That means all tenancies will move to a periodic model, and landlords will only be able to end a tenancy using specific legal grounds.

🧾 Why Is It Being Abolished?

The government wants to create a fairer, more secure rental market for tenants. Campaigners have long argued that the threat of eviction without cause leaves renters vulnerable — even when they pay their rent on time and look after the property.

Instead of Section 21, landlords will need to rely on an updated Section 8 process, which allows notice to be served under certain conditions (e.g. rent arrears, breach of agreement, wanting to sell or move back in — with evidence required).

🚨 What This Means for You

In short: regaining possession of your property will become more formal, slower, and more evidence-based.

If you’re used to using Section 21 as a straightforward option, it’s time to rethink.

Here’s what you’ll need to be ready for:

📋 Detailed documentation and record-keeping
🧾 Clear tenancy agreements with legally updated clauses
⏳ Possibly longer notice periods and wait times for possession
⚖ A greater need for legal clarity and support

🧠 What Landlords Should Be Doing Now

The Renters Reform Bill isn’t law just yet — but it will be soon. Smart landlords aren’t waiting around.

Here’s how to get ahead:

✅ 1. Review Your Current Tenancies

Ask yourself:

Do I have tenants I may need to regain possession from in the near future?

Am I thinking of selling, refurbishing, or changing strategy?

If so, you may want to take action while Section 21 is still available — within the law and with the right support.

✅ 2. Get Legally Prepared

The days of informal paperwork are over.

Now’s the time to make sure you’ve got:

Fully compliant tenancy agreements

Proper documentation of rent, inspections and communication

Awareness of the updated grounds for possession under Section 8

✅ 3. Consider Full Property Management

With legislation evolving, many landlords are switching to fully managed services to stay protected and reduce risk.

When you let through Nicholson’s:

You’ll stay legally compliant

You’ll have expert advice on-hand

You’ll save time, avoid stress, and protect your income

⏳ Don’t Leave It Too Late

Letting legislation is changing — but it doesn’t have to be stressful.

If you act now, you’ll have more control over your property, more confidence in your tenancies, and far less chance of getting caught out when the law changes.

To help you navigate these changes, we’re hosting a free webinar where our expert panel will break down the key updates and what they mean for you. This is available to all landlords and not just Nicholsons clients Reserve your seat by clicking below: