Section 21 is Ending: What Landlords Need to Know in 2025

The UK rental landscape is preparing for one of the most significant reforms in decades. By summer 2025, the government is expected to implement new legislation that will abolish Section 21 'no-fault' evictions in England.

This change is part of the wider Renters (Reform) Bill, designed to rebalance the relationship between landlords and tenants and improve security for renters. While this has been on the cards for a while, the new timeline gives landlords a clear signal: now is the time to prepare.

In this guide, we’ll break down exactly what’s changing, what it means in practice, and how landlords can adapt.

What is Section 21?

Section 21 of the Housing Act 1988 allows landlords to repossess their property without having to establish fault or give a specific reason. It has long been a tool used to regain possession at the end of a fixed-term tenancy or during a rolling tenancy, as long as the correct notice is given.

For landlords, it offered simplicity. For tenants, it often created insecurity.

By removing this legislation, the government aims to give renters greater stability — but it also changes how landlords will need to manage tenancies going forward.

What’s Changing in 2025?

1. Section 21 'No-Fault' Evictions Will Be Abolished

From summer 2025, landlords will no longer be able to evict tenants without providing a valid reason. This means the end of the ability to serve a notice simply because you want the tenant to leave. Instead, all evictions must fall under Section 8 of the Housing Act, which requires a legal ground for possession.

2. Reformed Section 8 Grounds for Possession

To accommodate the removal of Section 21, the government is strengthening and expanding Section 8.

Key updates include:

Selling the Property: Landlords will be able to regain possession if they intend to sell the property. However, this cannot be invoked in the first 12 months of the tenancy.
Moving in a Family Member: A new ground allows landlords to reclaim the property for personal use by themselves or close family, again with a minimum 12-month tenancy period.
Stronger Grounds for Rent Arrears and Anti-Social Behaviour: Repeat arrears and ongoing nuisance will be addressed more robustly under the new Section 8 framework.

Landlords must provide evidence to support their claim, and tenants will have a right to challenge the notice in court if they believe the grounds are not valid.

3. All Tenancies Will Become Periodic

Fixed-term assured shorthold tenancies (ASTs) will be phased out. Instead, all tenancies will become periodic, rolling from month to month with no fixed end date.

Tenants will be able to leave with two months’ notice, giving them flexibility to move, while landlords will only be able to end the tenancy using valid Section 8 grounds.

This change aims to give tenants more control over their housing situation and stop them being locked into longer terms with limited protection.

4. Introduction of the Decent Homes Standard to the Private Sector

Another significant element of the reform is the extension of the Decent Homes Standard to private landlords. Previously, this only applied to social housing.

Under the new legislation, all private rental properties must:

Be free from serious hazards (like mould, damp, or structural risks)
Be in a reasonable state of repair
Have reasonably modern facilities and services
Provide a reasonable degree of thermal comfort (i.e. effective heating and insulation)

This raises the bar for property quality and signals an increased focus on tenant safety and wellbeing.

5. Restrictions on Rent Increases

The new legislation will also limit rent increases to once per year. Landlords must use the official Section 13 process, which gives tenants notice and the right to challenge excessive increases via a tribunal.

This aims to prevent landlords from using steep rent hikes as a workaround to force tenants out in place of Section 21.

6. Control Over Upfront Rent Demands

To address affordability and fairness, there will also be new limits on how much rent can be requested in advance. While many landlords currently ask for one to two months’ rent upfront, this legislation will curb situations where landlords ask for six months or more — a practice that has been criticised as a barrier for lower-income renters.

What This Means for Landlords

These reforms represent a shift in power toward tenant stability. For landlords, it means greater responsibility, more paperwork, and a higher need for professional processes.

Here’s what you should be thinking about:

Review Your Current Tenancies

While existing fixed-term contracts may continue until their natural expiry, all tenancies will eventually become periodic. Now is the time to get organised — check contracts, notice periods, and how well you’re documenting communication and rent payments.

Understand the New Section 8 Grounds

Landlords will need to be much more familiar with Section 8 and how to correctly use each ground. Mistakes in paperwork or evidence will slow down or derail possession claims.

Working with a letting agent or legal advisor who understands the revised legislation is highly recommended.

Improve Property Standards Now

Bringing your properties up to the Decent Homes Standard isn’t just about avoiding penalties — it’s a competitive advantage. Tenants will increasingly seek out well-maintained homes, and enforcement from local authorities is expected to rise.

Prepare for More Tenant Retention

With tenancies becoming open-ended and evictions more challenging, the focus will shift toward tenant relationships and long-term retention. Regular maintenance, good communication, and fair pricing will help reduce voids and disputes.

Opportunities Hidden in the Changes

While much of the focus has been on increased regulation, these changes also bring opportunities for professional landlords.

Long-Term Stability: Good tenants are more likely to stay longer without fear of arbitrary eviction.
Higher Standards Mean Higher Rents: Quality homes in compliance with the new standards will stand out in the market and justify higher rental values.
Professionalism Pays: Landlords with systems, legal understanding, and ethical practices will thrive in this new landscape, while accidental or poorly-prepared landlords may exit.

Final Thoughts

The removal of Section 21 marks a landmark shift in the private rented sector. For landlords, it means a higher level of responsibility, more compliance, and the end of a tool that many relied on.

But it also opens the door to a more stable, mature rental market. Landlords who invest in understanding the new rules, improving their properties, and building better relationships with tenants will be well-positioned to succeed.

Change is coming, and summer 2025 will arrive faster than most expect. Now is the time to prepare.