Section 21, which let a landlord evict a tenant without giving a reason, no longer exists in England as of 1 May 2026. It's the biggest change to English rental law in decades, and it directly affects what you sign as a tenant.
Frequently asked questions
Does Section 21 still exist?
No, it was abolished on 1 May 2026, under the Renters' Rights Act 2025, which received royal assent on 27 October 2025.
What replaces fixed-term tenancies?
Periodic tenancies (automatically rolling, with no fixed end date). An eviction now requires a specific legal ground, raised through a Section 8 process.
Can rent still be increased freely?
No: only once a year at most, with 2 months' notice via a Section 13 notice, which the tenant can challenge before the First-tier Tribunal if they consider it excessive.
Is rental bidding between tenants allowed?
No, it has been banned since 1 May 2026: the rent advertised in a listing is the maximum a landlord can accept.
What actually changes
Before 1 May 2026, a landlord could give a tenant notice at the end of a tenancy without having to justify a reason — that was the Section 21 mechanism, often called a "no-fault eviction". That mechanism is gone. All residential tenancies in England are now periodic: they roll over automatically, with no end date set in advance.
How a landlord can now take back a property
An eviction must now rest on a ground set out in law, raised through a Section 8 process: rent arrears, sale of the property, the landlord or a close relative moving in, damage to the property, and so on. Each ground has its own conditions and notice periods. A landlord can no longer simply "not renew" a tenancy that has come to term.
Rent increases, better controlled
A landlord can only raise the rent once a year, with at least 2 months' notice via a Section 13 notice. If the tenant considers the increase excessive compared to the market, they can challenge it before the First-tier Tribunal. Another change since 1 May 2026: bidding between prospective tenants is banned — the rent advertised in a listing is the maximum amount a landlord can accept, on pain of a financial penalty.
We check that your tenancy complies with the new rules.
- We review your contract to make sure it complies with the new regime.
- We explain your rights if you face an unjustified rent increase or a bidding request.
- We support you if a landlord raises a Section 8 eviction ground.
Figures and dates verified in August 2026.
See also the complete guide: How to find a flat in London.
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