The abolition of Section 21 has already changed the way landlords regain possession of their properties. However, if you served a valid Section 21 notice before 1 May 2026, there is still a short window to take legal action.
The most important date you need to know is 31 July 2026.
If you miss this deadline, you may lose the ability to rely on your existing Section 21 notice and will instead need to follow the new Section 8 possession process introduced under the Renters’ Rights Act.
Here’s everything landlords need to know.
Has Section 21 Been Abolished?
Yes.
Since 1 May 2026, Section 21 “no fault” evictions have officially been abolished in England under the Renters’ Rights Act 2025.
This means landlords can no longer serve a new Section 21 notice. Any notice served on or after 1 May 2026 is invalid.
However, landlords who served a valid Section 21 notice before this date may still be able to use it, provided they meet the court deadline.
What Is the Section 21 Deadline?
The final deadline for most Section 21 possession claims is 31 July 2026.
If you served your notice before 1 May 2026 and your tenant has not yet left the property, you must begin court proceedings before your notice expires.
For many landlords, 31 July 2026 is the final opportunity to do this.
If you miss the deadline, your Section 21 notice will no longer be valid.
Why Acting Early Matters
One of the biggest mistakes landlords make is assuming they only need to submit their claim before 31 July.
In reality, the court must issue your possession claim before the deadline.
Possession courts are currently experiencing delays, with many claims taking several weeks before they are officially issued.
If you wait until the last minute, your claim may not be processed in time, even if you submitted it before the deadline.
For this reason, we strongly recommend starting the process as early as possible, ideally by the beginning of July.
Is Your Section 21 Notice Still Valid?
Not every Section 21 notice can still be used.
Your notice must have been valid when it was originally served.
Common reasons a notice may be invalid include:
- The tenancy deposit was not protected correctly.
- The tenant did not receive a valid Gas Safety Certificate.
- The tenant was not provided with an Energy Performance Certificate (EPC).
- The tenant did not receive the latest How to Rent guide.
- The notice contained errors or was served incorrectly.
The Renters’ Rights Act does not correct invalid notices.
If your notice was defective when it was served, it cannot be relied upon now.
Before paying court fees, it is worth having your notice checked by an experienced property professional.
What Happens If You Miss the Deadline?
If your Section 21 notice expires, you cannot simply serve another one.
Instead, landlords must rely on the new Section 8 possession grounds under the Renters’ Rights Act.
Depending on your circumstances, this could include grounds such as:
- Selling the property
- Moving back into the property yourself
- Serious rent arrears
- Persistent late payment of rent
- Anti-social behaviour
Each Section 8 ground has its own legal requirements, notice periods and evidence rules.
Choosing the wrong ground or making a procedural mistake can delay possession significantly.
What Should Landlords Do Now?
If you served a Section 21 notice before 1 May 2026, now is the time to act.
We recommend that you:
- Check your Section 21 notice is legally valid.
- Confirm your possession deadline.
- Start court proceedings well before 31 July 2026.
- Seek professional advice if you are unsure which route to take.
Acting now could save you months of delays later.
How Homefinders Can Help
The changes introduced by the Renters’ Rights Act have made the possession process more complex than ever.
Our experienced team has been helping landlords navigate changing legislation for decades. Whether you need us to review your existing Section 21 notice, advise on the correct possession route, or help manage your property under the new rules, we’re here to help.
Book Your Free Landlord Consultation
If you have an active Section 21 notice, don’t wait until the deadline is only days away.
Contact Homefinders today for a free, no obligation consultation, and we’ll help you understand your options before it’s too late.
The sooner you act, the more options you’ll have.