Section 21 notice advice and eviction support

Section 21 ends on 1 May 2026 in England. If you need to regain possession using the current route, now is the time to act.

Landlord Action can help you understand whether Section 21 is still right for your case, prepare and serve notice correctly, and support you through the next steps.
Section 21 is being abolished from 1 May 2026
If you want to use the current Section 21 route, you need to act before the law changes. If notice is served before 1 May 2026, court possesion proceedings using the Section 21 process must still be issued no later than 31 July 2026. After that, you will need to rely on the new possession grounds.

Can you still use Section 21?

Section 21 can still be an option for some landlords in England, but the timing and paperwork need to be right. A mistake now could mean losing valuable time before the law changes.

Check:

- Your tenancy is in England
- The tenancy is one where Section 21 can still apply
- The correct prescribed documents were given Deposit protection rules were followed
- The notice is prepared and served properly
- You are acting in time

Not sure where you stand? Speak to Landlord Action before serving notice.

Why landlords are acting now

Many landlords are reassessing their options before Section 21 is abolished. Acting now can give you access to the current possession route while it remains available, but only if the notice and process are handled properly. Waiting too long may leave you with fewer options and longer notice periods under the new rules.

- Section 21 ends on 1 May 2026
- Mistakes can make a notice invalid
- The replacement grounds may be slower or more restrictive depending on your circumstances

Why use Landlord Action?

Serving a Section 21 notice is not just about filling in a form. The route depends on the right documents, the right notice, the right timing and the right process.   Landlord Action helps landlords reduce the risk of avoidable mistakes at a point when timing matters more than ever.

- Review of your tenancy and circumstances
- Help deciding whether Section 21 is still the right route
- Preparation and service of notice
- Support with possession of proceedings where needed Guidance on the transition to the new rules
- Guidance on the transition to the new rules
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How the process works

Step 1 - Review and prepare

We review the tenancy and supporting documents to helpidentify whether Section 21 is available and what needs to happen next.

Step 2 – Notice is prepared and served

Where Section 21 is appropriate, the notice is prepared andserved correctly to reduce the risk of avoidable delay.

Step 3 – Possession claim if the tenant does not leave

If the tenant remains after the notice period, the next stepmay be a possession claim. In some Section 21 cases where rent arrears are notbeing claimed, landlords may be able to use the accelerated possession route,which is sometimes quicker and usually does not involve a hearing unless thepaperwork is not in order or the tenant raises an important issue.

Step 4 – Enforcement

Wherea possession order is granted and the tenant still does not leave, enforcementmay be required.

Step 2 image

What changes after 1 May 2026?

After Section 21 is abolished, landlords in England will need to rely on the reformed possession grounds. In some situations, these are more limited than the current Section 21 route.   For example, the sale and move-in grounds cannot be used during the first 12 months of a new tenancy and require 4 months’ notice. The mandatory rent arrears threshold also increases from 2 months to 3 months.  That is why landlords already considering possession should take advice now rather than assume the same options will be available later.

Frequently asked questions

Can I still serve a Section 21 notice?

Yes, in England, Section 21 can still be used before 1 May 2026 where the legal requirements are met. Where notice is served before that date, court possession proceedings using the Section 21 process must still be issued by 31 July 2026.

Do I need to use a specific form?

Yes. Landlords must use Form 6A for a Section 21 notice, or a notice containing the same information.

What happens after Section 21 ends?

Landlords will need to rely on the reformed possession grounds under the Renters’ Rights Act. These include grounds for sale, moving in and rent arrears, but some of these grounds are more limited than the current Section 21 route.

How much notice do I need to give?

A Section 21 notice must usually give at least 2 months’ notice. In some contractual periodic tenancies, a longer notice period may apply.

Can I use Section 21 to recover rent arrears as well?

Section 21 is used to seek possession. If rent arrears are also being claimed, a different route or a combined legal strategy may be needed. The accelerated possession route is only available where you are not claiming rent arrears.

Why should I use Landlord Action instead of doing it myself?

Because mistakes with notice, documents or timing can cause delay and potentially leave you in a weaker position as the law changes. Getting the route right matters more now than it did when Section 21 was open-ended.

Request a call back for advice from our experts

If you are unsure about any aspect of serving a Section 21 notice or need help with the eviction process, Landlord Action is here to assist. Request a call back from our team of legal experts, who can guide you through the process step-by-step and help you stay compliant with housing laws. You can also read our guidance on Section 21 or Section 8, deciding which eviction action to take.
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Landlord Action Ltd is the trading name of Landlord Action Ltd and is registered in England & Wales under Company Registration No: 08067511. VAT Registration No: 201 3192 67. The Registered Office is 7th Floor, Corn Exchange, 55 Mark Lane, London EC3R 7NE. Address for service is Limelight, Studio 3, Elstree Way, Borehamwood, Herts WD6 1JH. A list of the directors canbe obtained from the company's registered office.