What Is the Last Practical Deadline for a UK Landlord to Serve a Section 21 Notice?
The Renters’ Rights Act 2025 has become law following Royal Assent in October 2025.
Section 21 “no-fault” eviction notices are abolished with effect from 1 May 2026 in England.
Landlords can serve Section 21 notices up to and including 30 April 2026.
If a valid notice is served before abolition, landlords can start possession proceedings up to 31 July 2026.
After abolition, no new valid Section 21 notices can be served.
This article explains the relevant dates, what you must do now, risks to manage, and how to navigate the post-abolition landscape.
The Legal Timeline: Renters’ Rights Act and Section 21 Abolition
Royal Assent and Law
The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025, becoming primary legislation.
Royal Assent is the formal parliamentary step that turns a Bill into an Act; however, it does not automatically bring all provisions into force on that day.
Commencement Dates
Primary legislation typically comes into force on dates appointed by the Secretary of State through secondary legislation (statutory instruments). According to the government’s implementation plans:
1 May 2026: Major tenancy reforms, including abolition of Section 21 and assured shorthold tenancies, come into force for all tenancies (existing and new).
Up to 30 April 2026: Section 21 notices can still be served under the current law.
1 May 2026 and after: New Section 21 notices are legally invalid.
31 July 2026: Deadline to start possession proceedings based on a valid Section 21 served before abolition.
What It Means Practically
| Action | Last Permitted Date |
|---|---|
| Serve valid Section 21 notice | 30 April 2026 |
| Begin possession proceedings on a valid Section 21 | 31 July 2026 |
| New Section 21 notices valid after abolition | Not permitted |
After 1 May 2026, Section 21 is a dead letter unless it was already served and preserved by the rules above.
The Last Practical Deadline: Beyond Legal Dates
From a legal standpoint, 30 April 2026 is the last chance to serve Section 21.
However, legally possible is not always practical:
Two risk factors make earlier action prudent:
Court Workload & Judicial Environment
Courts are absorbing increased rental property litigation.
Judges increasingly scrutinise landlord compliance with technical requirements.
As abolition approaches, litigation volume is expected to spike, increasing delays and rejection risk.
Serving notices prior to the final weeks of April 2026 reduces pressure from court congestion and administrative bottlenecks.
Technical and Compliance Failures
A single technical defect (e.g., missing document) will:
Nullify the Section 21 notice, and
Leave you without a fallback unless you rely on Section 8 grounds.
This risk magnifies as time runs out and opportunities to correct mistakes diminish.
How to Serve a Valid Section 21 Notice Now
Getting Section 21 right in 2026 requires compliance with every statutory precondition. These include:
3.1 Tenancy Type
It must be an Assured Shorthold Tenancy (AST).
ASTs will convert to periodic assured tenancies (without fixed terms) from 1 May 2026.
3.2 Deposit Compliance
Deposit protected within 30 days of receipt.
Prescribed Information served accurately.
No subsequent unremedied deposit errors.
If not fully compliant, the Section 21 will be invalid.
Licensing
Ensure:
Required selective licences are in place throughout the tenancy period.
Mandatory HMO licences apply where relevant.
An unlicensed property cannot yield a valid Section 21.
Documents Delivered
At the beginning of the tenancy, you must have served:
Valid Gas Safety Certificate
Energy Performance Certificate
The correct version of the How to Rent guide
All must match statutory timing requirements.
Retaliatory Eviction / Disrepair Bar
If a tenant has complained to the local authority and it has served a notice, Section 21 may be barred. Assess disrepair complaints carefully before serving.
Correct Form and Notice Period
Form 6A is mandatory for ASTs.
Minimum 2 months’ notice.
Cannot be served in the first 4 months of the tenancy.
The notice expires 6 months after service—litigation must start before expiration.
Technical mistakes in any of these areas are fatal to the notice’s validity.
What To Do After 30 April 2026
Once Section 21 abolition is in force:
Section 8 Becomes Your Default
Section 8 requires landlords to prove grounds for possession. Typical grounds include:
Rent arrears
Anti-social behaviour
Landlord’s intention to sell or occupy the property
Breach of tenancy obligations
Key differences from Section 21:
Evidence threshold is higher.
Notice periods depend on the ground applied.
Courts exercise discretion in granting possession.
A strategic Section 8 approach is now mandatory.
New Tenancy Landscape
From 1 May 2026:
All tenancies become periodic by default.
Tenants may give two months’ notice at any time.
Landlords must serve reasons for possession under Section 8 or negotiate settlement.
This fundamentally alters portfolio management.
Transitional Provisions
Notices served before abolition can still proceed to court up to 31 July 2026.
Act early to ensure any litigation harnesses this window.
Commercial Considerations
Even before abolition, it may be commercially wise to serve a Section 21 if:
You intend to sell within 12–24 months
Tenant communication is strained
Rent arrears are apparent
You foresee a need for repossession
A Section 21 notice is a valuable optionality—losing it without compensation is poor strategy.
Common Mistakes to Avoid
“I’ll wait and see when the government announces a commencement date.” There is already a commencement date: 1 May 2026.
Assuming Section 21 is still valid after abolition.
Failing to check every precondition before service.
Relying on tenants’ cooperation—post-abolition tenants have no notice deadline risk.
Final Assessment
The last lawful date to serve a Section 21 is 30 April 2026. The last date to start possession proceedings on a valid Section 21 is 31 July 2026.
Those are the statutory deadlines. The practical deadline is earlier, because technical precision and court busyness will bite hard in the months before abolition.
Planning for Section 8 dominance is already essential.
Citations & Sources
UK Government – Renters’ Rights Act
UK Government, “Historic Renters’ Rights Act becomes law”, GOV.UK
Confirms Royal Assent and overarching objectives of the legislation.
House of Commons Library
House of Commons Library, “Renters’ reform in England: what’s happening and when?”
Primary source for commencement dates, transitional provisions, and Section 21 abolition mechanics.
Shelter England (Professional Resources)
Shelter England, “What to expect from the Renters’ Rights Act”
Widely cited interpretation of how and when Section 21 ends and how existing tenancies are affected.
Ministry of Housing, Communities & Local Government (MHCLG / DLUHC)
Department for Levelling Up, Housing and Communities, policy briefings and implementation notes
Source for government intent, enforcement framework, and tenancy structure changes.
Housing Act 1988
Housing Act 1988, Sections 8 and 21
Primary legislation governing possession proceedings and statutory notice requirements.
Assured Shorthold Tenancy Prescribed Requirements
The Assured Shorthold Tenancy Notices and Prescribed Requirements (England) Regulations 2015
Sets out mandatory documentation (EPC, Gas Safety Certificate, How to Rent guide).
House of Commons Delegated Legislation Committee Reports
Transitional and commencement regulations relating to the Renters’ Rights Act
Confirms deadlines for serving notices and starting possession proceedings.
Legal Commentary – Practitioner Analysis
Crombie Wilkinson Solicitors, “Implementation dates for the Renters’ Rights Act”
Practitioner-level confirmation of Section 21 cut-off dates and court deadlines.
Dates and implementation details are correct at time of writing. Landlords should monitor statutory instruments and court guidance for any amendments to commencement or transitional arrangements.