If you are a landlord in England, the way you regain possession of your property is about to change in a big way.  The government is phasing out Section 21 “no-fault” evictions. While the change does not fully take effect until 1 May 2026, what you do before that date matters more than you might think.

If you are considering serving notice on a tenant, now is the time to understand how the current rules work, what the deadlines are, and how to avoid being caught out by the transition to the new system. 

Why is the May 2026 deadline so important?

From 1 May 2026, landlords will no longer be able to rely on Section 21 notices.  Instead, possession will only be possible using specific legal grounds under an updated Section 8 process. 

Notices served before that date can still be dealt with under the existing rules, but only if you act within strict time limits.  Simply serving notice before 1 May 2026 is not enough, you also need to start court proceedings within the permitted window.  Miss that, and the notice becomes useless. 

Which notices can still be used?

Until 1 May 2026, landlords can continue to use:

•  Section 21 notices for assured shorthold tenancies, where no specific reason for possession is required.

•  Section 8 notices, where there is a legal ground such as rent arrears, breach of tenancy, or antisocial behaviour.

The key point is that these notices must be served correctly, using the right forms and notice periods.  Any mistakes could invalidate the notice, and once Section 21 is gone, you will not be able to fix it by simply re-serving. 

Time limits you cannot ignore

Once 1 May 2026 passes, there are final deadlines for taking action on notices already served.

For Section 21, landlords will only be able to start possession proceedings up to six months after the notice was served, or by 31 July 2026, whichever comes first.

For Section 8, the time limits are slightly different.  Court proceedings must begin within 12 months of serving the notice, or by 31 July 2026, again whichever is earlier. 

If the deadline is missed, the notice expires.  At that point, landlords will have no choice but to start again under the new post May 2026 rules.

Making sure your notice is valid

One of the biggest risks for landlords right now is serving a notice that turns out to be invalid.  Courts are strict, and common errors can derail a possession claim entirely.

Before serving notice, make sure you have met all the legal requirements. These include protecting the tenant’s deposit correctly, providing the most recent “How to Rent” guide, and complying with gas safety, electrical safety, and licensing rules where applicable.  If any of these steps have been missed, a Section 21 notice will not stand up in court. 

With the clock ticking on Section 21, there is far less room for error than there used to be.

What this means for landlords going forward

The abolition of no-fault evictions mark a major shift in the private rented sector.  For landlords, this means planning ahead and being far more deliberate about possession strategies. 

If you already know that you will need a property back, whether to sell, move in yourself, or deal with ongoing tenancy issues, acting sooner rather than later could make the process smoother.  Waiting too long risks pushing you into a new legal framework that is more structured and, in some cases, more complex.

The period between now and May 2026 is a transition phase, but it is one with real consequences.  Notices served today can still be effective, but only if they are done properly and followed through within the required time limits.

If you are unsure whether serving notice is the right step, or whether your paperwork is compliant, getting professional advice now could save months of delay later.  As the rules change, preparation is no longer optional, it is essential.