Section 21 Notice Template — Abolished 1 May 2026 (UK)

What Section 21 Was

Section 21 of the Housing Act 1988 let a landlord recover possession of an assured shorthold tenancy without giving a reason — the so-called 'no-fault' eviction. It could be used after a fixed term ended or during a periodic tenancy, and the prescribed form was Form 6A. For decades it was the most common route private landlords used to end a tenancy. The Renters' Rights Act 2025 abolished it as the centrepiece of the biggest reform to the private rented sector in a generation.

The Abolition Timeline

• Renters' Rights Act 2025 received Royal Assent and set out the new regime.
• 1 May 2026 — the new tenancy system came into force. All assured shorthold tenancies converted to periodic assured tenancies with no fixed end date, and Section 21 'no-fault' eviction was abolished. From this date a Section 21 notice has no legal effect.
• Transitional notices served shortly before the cut-off were subject to time-limited rules, and any court proceedings based on a pre-commencement notice had to be issued within a set window. See the current GOV.UK transitional guidance if you are relying on an old notice — and the Renters' Rights Act timeline for the wider schedule.

What Replaced It

There is no longer a 'no-fault' route. To end an assured tenancy you must now serve a Section 8 notice (Form 3A) on a valid ground from Schedule 2 to the Housing Act 1988:

• Ground 1 / Ground 1A — to move in yourself or a family member, or to sell the property. These need 4 months' notice and cannot be used in the first 12 months of the tenancy.
• Ground 8 — serious rent arrears (at least 3 months', or 13 weeks' if rent is paid weekly/fortnightly), with 4 weeks' notice.
• Discretionary grounds such as breach of the agreement (Ground 12) or anti-social behaviour (Ground 14), where the court decides whether possession is reasonable.

Notice periods and thresholds can change with legislation — confirm the current figures on GOV.UK before serving. For the full picture see the end of Section 21 guide and the Renters' Rights Act guide.

Why You Must Not Rely on Section 21 Now

Serving a Section 21 notice today has no legal effect and cannot be used to obtain possession. Worse, telling a tenant to leave on the basis of one — or treating a tenancy as ended because of one — can amount to an unlawful eviction and can expose you to a Rent Repayment Order requiring you to repay rent. Always use the Section 8 route with a valid ground and the correct notice period. If you are unsure which ground applies, take advice before acting.

FAQs

Can I still serve a Section 21 notice?
No. It was abolished on 1 May 2026 under the Renters' Rights Act 2025. A Section 21 notice served on or after that date has no legal effect. Use the Section 8 route instead.

What was Section 21?
A provision of the Housing Act 1988 that let a landlord recover possession of an assured shorthold tenancy without giving a reason ('no-fault' eviction), using Form 6A. It was the most common eviction route until abolition.

I served a Section 21 notice before 1 May 2026 — is it still valid?
Transitional rules applied but were time-limited, with a deadline for issuing court proceedings on a pre-commencement notice. Check the current GOV.UK transitional guidance and take advice promptly.

How do I evict a tenant now that Section 21 is gone?
Use the Section 8 process — serve a Section 8 notice (Form 3A) on a valid Schedule 2 ground, then apply to the court for a possession order if the tenant does not leave.

What happens if I rely on a Section 21 notice anyway?
It risks an unlawful-eviction claim and a Rent Repayment Order. Always use Section 8 with a valid ground and the correct notice period.

Looking for the current paperwork? Get the Section 8 notice template or the full landlord document pack.

Archival reference only. The download below reproduces the historical Form 6A for record purposes. It cannot be used to evict a tenant — use the Section 8 notice instead.