12 May 2026 · 5 min read
Section 21 abolished: what happens if your landlord still tries to evict you
Written by the RentingRights team, based on official GOV.UK guidance. Last reviewed: 12 May 2026.
Since 1 May 2026, landlords in England can no longer use a Section 21 notice to evict tenants without a reason. The Renters Rights Act 2025 abolished so called no fault evictions. Despite this, some landlords may still try to push tenants out using old notices, informal pressure, or outright intimidation. Here is what the law says and what you can do.
A Section 21 notice is no longer valid
If your landlord serves you anything described as a Section 21 notice on or after 1 May 2026, it has no legal effect. You do not have to leave because of it. A landlord who wants you to go must now use a Section 8 notice and rely on a specific legal ground set out in the legislation.
What counts as a lawful eviction now
To regain possession, a landlord must serve a valid Section 8 notice that states the ground they are relying on, give you the correct notice period for that ground, and, if you do not leave, apply to the court for a possession order. Only a court can order you to leave, and only a court appointed bailiff or High Court enforcement officer can carry out an eviction. Your landlord cannot lawfully do it themselves.
Common grounds a landlord might use
Some grounds require the landlord to prove fault, such as serious rent arrears or antisocial behaviour. Others are based on the landlord's circumstances, such as wanting to sell the property or move in a close family member. Each ground has its own rules and notice period, and some are discretionary, which means a judge decides whether eviction is reasonable.
Illegal eviction and harassment are crimes
Changing the locks, removing your belongings, cutting off your gas, water, or electricity, or threatening you to make you leave are all criminal offences under the Protection from Eviction Act 1977. If this happens, contact your local council's tenancy relations or housing options team, and call the police if you feel unsafe. You may be entitled to an injunction to get back into your home and to compensation.
What to do if your landlord pressures you
Stay calm and keep everything in writing. Save texts, emails, and letters, and make notes of any conversations with dates and times. Do not move out just because you have been asked to. Check whether any notice you receive is valid, and get advice before acting.
Where to get help
Your local council has a legal duty to help if you are threatened with homelessness. Shelter offers free housing advice on 0808 800 4444, and Citizens Advice can help you understand your options. The new Private Rented Sector Ombudsman can also handle certain complaints about your landlord. For the full picture, see the official GOV.UK guidance on the Renters Rights Act.
You have strong protections now. Knowing that a Section 21 notice no longer works is often enough to stop an unlawful eviction in its tracks. You can also confirm whether your Section 21 notice is still valid. If your landlord has also raised your rent, you can find out how to challenge a rent increase under the new rules, or check what to do if they did it without Form 4A.
If you have received a notice and want to know if it is valid, get a free answer at rentingrights.co.uk, no account needed.
Disclaimer: RentingRights provides legal information only, not legal advice. This information reflects the law in England as of May 2026 and is sourced from GOV.UK under the Open Government Licence v3.0. Laws and guidance change, so always verify against current GOV.UK guidance before taking action. We are an independent service operated by Olivian Group Ltd and are not affiliated with or endorsed by the government. For advice on your specific situation, consult a qualified housing solicitor or contact Shelter on 0808 800 4444.