Section 21 is gone: UK lettings compliance after the Renters' Rights Act

The biggest change to English lettings in a generation has now happened. As of 1 May 2026, the Renters' Rights Act abolished Section 21 'no-fault' evictions. If you manage property in England, the old playbook no longer works.

What changed on 1 May 2026

Landlords can no longer end an assured tenancy without giving a reason. The last day to serve a valid Section 21 notice was 30 April 2026. Every possession now runs through the Section 8 process, which requires a specified ground.

The Section 8 grounds

Some grounds do not require tenant fault, for example where the landlord genuinely needs to sell the property or move in. Fault grounds, such as serious rent arrears or anti-social behaviour, remain. The common thread is that possession now needs clear, evidence-based grounds rather than a blanket notice.

Serving an invalid Section 21 now is costly

A Section 21 notice served on or after 1 May 2026 is invalid, and a notice served before that date could only be relied on in court proceedings started by 31 July 2026. Local authorities enforce the new rules with civil penalties of up to £7,000 for a breach, and up to £40,000 for the offences they could otherwise prosecute. Process and record-keeping matter more than ever.

The compliance basics that did not change

Deposit protection is still mandatory: a tenant's deposit must be placed in a government-approved scheme and the prescribed information served within the statutory window. Right to Rent checks, a valid EPC, gas safety and electrical safety obligations all still apply, and each carries its own penalty if it is missed.

Where software helps

The reforms reward landlords and agents who track grounds, deadlines, deposit protection and safety certificates accurately. Cuvanti keeps those records and dates against each tenancy so compliance is a status you can see, not a folder you have to reconstruct.

This is general information, not legal advice, and the rules continue to evolve. Confirm current grounds, notice periods and penalties for your situation with a qualified adviser.