Section 21 – a landlords right to evict tenants without a reason – will be abolished in May 2026 as part of the Renters’ Rights Bill. After that, landlords will have to adhere to longer notice periods, give evidence that they’re selling the property or moving in themselves or demonstrate that the tenants have breached the tenancy agreement.
Removing Section 21 will make it less straightforward for landlords to evict tenants and regain possession of their property, giving tenants greater rights.
Landlords will need to be aware of what the new protocol is regarding evictions and be careful to follow the process correctly to avoid penalties.
At J Property Management London, we help landlords understand what the new landlord rules mean for them, how to stay compliant and help them get the most out of their property.
Contact us today to see how our property management solutions could simplify your life as a landlord!
What Does Section 21 Ending Mean For Landlords?
Up until now, landlords have had it relatively easy with regard to evicting tenants and regaining possession of their property. In accordance with Section 21, landlords could terminate tenancies after 6 months with 2 months’ notice without even needing to give a reason. However, from May 2026, this will no longer be possible.
How Can Landlords Regain Possession After May 2026?
There are various ways that landlords can regain possession after May 2026 including:
Grandfather Rights
If landlords serve their Section 21 notice before 1st May 2026, it will still be valid as long as court proceedings are initiated by the 31st July 2026.
Follow Section 8 Notice Procedures
Section 8, unlike Section 21, requires landlords to provide evidence for why they are evicting their tenants. Under Section 8 tenants also have the right to submit evidence against the landlord’s claim which will lead to court action.
Significant Rent Arrears
As part of Section 8, the landlord will have grounds to evict their tenants if they can demonstrate that the tenant owes rent arrears. As part of this, they should show written communication to demonstrate that they’ve tried to speak to the tenant and come up with a payment plan.
Demonstrate Antisocial Behaviour
If the landlord can demonstrate antisocial behaviour from the tenants, they may be able to evict their tenants and regain possession, following Section 8 protocol.
Show Evidence Of Selling The Property
If landlords want to sell the property, or move in themselves, they are able to evict their tenants if they show evidence of this and follow the necessary notice period of 4 months. However, they can’t try and do this within the first 12 months of a tenancy.
Also, if for any reason that landlord is unable to sell, they cannot re-let or re-market the property until 12 months after the notice period. If you’re a landlord selling a rental property in 2026, this is something to consider and you’ll need to think carefully about how to approach it.
Can Accelerated Possession Orders Be Used After May 2026?
No, after 1st May 2026, landlords won’t be able to use accelerated possession orders as Section 21 (the right to no-fault evictions) will be abolished. Landlords might be able to use accelerated possession orders but only if the Section 21 notice was served before May and the court application submitted by 31st July. After May 2026, landlords must use the Section 8 process.
Key Things For Landlords To Know About Regaining Possession After May 2026
Landlords will need to be more careful when it comes to regaining possession after May 2026. Here’s what they should bear in mind:
Tenancy Deposits
It is more important than ever to follow protocol regarding legally registering your tenancy deposits, including placing them in a government-approved protection scheme and providing tenants with full information. Failing to do this can affect rights when it comes to regaining possession as landlords may have restrictions put on their eviction rights.
No Fixed Terms
After May 2026, all tenancies will need to become periodic (rolling) rather than having a fixed end-date. This means that when it comes to eviction, there is no fixed date that tenants need to be out of the property. In order to regain possession, landlords will need to follow strict protocol regarding notice periods and provide evidence of a valid reason for eviction.
Court Action
If tenants do not leave after the notice period, landlords may need to apply for a court order in order to regain possession.
What New Possession Laws Mean For Landlords
With the new laws making it more difficult for landlords to regain possession after May 2026, landlords will need to think carefully about certain factors of their tenancies including:
Good Tenants
Tenant sourcing will be more important than ever. With landlords having less flexibility to evict tenants, they’ll want to make sure they’re happy with who’s living in their home. This means more thorough screening for tenants to ensure reliable, communicative tenants. Doing this from the offset will hopefully avoid any issues later down the line.
Clear Communication
Having a strong tenancy agreement in place will be key for good communication. It means that everything is in writing and signed by both the tenants and the landlord. Not only does this mean that everyone is on the same page regarding tenant and landlord responsibilities, but it also means that you have written confirmation of everything should you have to take things to court at a later date.
Protecting Assets
Asking for a guarantor will help protect your property assets. In the case that tenants are unable to pay and it is difficult to evict them, having a guarantor in place will make sure you receive rent payments and any costs for damage are covered, too.
Looking After Your Tenants
A good relationship with your tenants is going to be very important as going to court is expensive, time-consuming and to be avoided at all costs. It can be difficult to be on call for your tenants whenever you need but outsourcing it to a professional property management company can help.
Here at J Property Management, we know the importance of a good relationship with tenants. That’s why we’re on call for them 24/7 for whatever they need, addressing any issues that may arise as soon as possible.
Contact us today about how our services could help you.
Protecting Landlords At J Property Management
At J Property Management, we’re committed to helping landlords understand what the new rules mean for them while assisting them in staying on top of compliance and protecting their property assets.
With the right to evict more difficult, we help to minimise tenancy disputes through professional tenant sourcing, ongoing property maintenance and 24/7 for tenants.
Get in touch today and see how we can help make your life as a landlord as easy as possible!
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