Abolish section 21 evictionsAbolition of s21Currently, serving a Section 21 (s21) notice allows a landlord to end an Assured Shorthold Tenancy (AST) without a reason. It states a date by which tenants must leave, and it gives landlords the right to apply to the court for a possession order if the tenant chooses to remain after that date.
From 1 May 2026, s21 will be abolished in England and the only way to lawfully give notice will be by
Section 8 (s8). Landlords are still able to serve s21 notices up to and including 30 April 2026. If the tenant has not left the property following the expiry of the s21 notice, landlords can still apply to the court for a possession order until no later than 31 July 2026.
Assured Periodic TenanciesOn or after 1 May 2026, it will not be possible for tenancy agreements to have a set end date. All existing ASTs will automatically convert to Assured Periodic Tenancies (APTs), which will run on a rolling basis, e.g. monthly. Landlords will not need to do anything for this change to take effect. If the tenancy agreement had an end date, it will no longer apply.
If you already have a written tenancy agreement, you do not need to create a new one. You will have to give your tenants an information sheet telling them about the changes, and this will be provided by the government before 1 May 2026. If you do not have a written tenancy agreement, you will need to create one and give it to your tenant.
Related guidelinesThe following guides have been issued by the national government for reference:
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Renters' Rights Act: an overview for landlords•
Guidance for landlords and letting agents•
Tenancy agreements overview•
Tenancy types•
Fees you can charge as part of a tenancy
