Is my Section 21 notice valid after May 2026?
Written by the RentingRights team, based on official GOV.UK guidance. Last reviewed: 2 June 2026.
If your landlord has handed you a Section 21 notice and you are wondering whether you still have to leave, the short answer is almost certainly no. Under the Renters Rights Act 2025, so called no fault evictions ended on 1 May 2026, giving tenants far greater security in their homes.
Section 21 notices are no longer valid
Since 1 May 2026, a Section 21 notice has no legal effect in England. If your landlord serves you anything described as a Section 21 notice on or after that date, you do not have to leave because of it. The route that let landlords remove tenants without giving a reason has been closed. This means a landlord can no longer end your tenancy simply because the fixed term has run out or because they would prefer a different tenant.
How a landlord can now ask you to leave
To regain possession of the property, your landlord must now serve a valid Section 8 notice. That notice has to state a specific legal ground, such as serious rent arrears, antisocial behaviour, or the landlord genuinely wanting to sell or move in a close family member. Each ground has its own notice period, and many are decided by a judge who must agree that eviction is reasonable. Some grounds are mandatory and some are discretionary, which affects how much room you have to put your side of the story.
Only a court can evict you
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 change the locks, remove your belongings, or cut off your utilities. Doing so is a criminal offence under the Protection from Eviction Act 1977. If a landlord tries to force you out without a court order, that is an illegal eviction and you can ask the council and the police to step in.
Watch out for informal pressure
Some landlords may try to push tenants out with informal pressure, false claims that you must leave, or threats. Knowing that a Section 21 notice no longer works is often enough to stop this in its tracks. Do not feel rushed into leaving a home you have the right to stay in.
What you should do
Keep any notice you receive and do not act on it without checking. Save texts, emails, and letters, and make notes of conversations. If you feel pressured or threatened, contact your local council's housing options team and call the police if you feel unsafe. Getting early advice from Shelter or Citizens Advice can help you understand exactly where you stand.
For the official position, read the GOV.UK guidance on the Renters Rights Act, see our guide on what to do if a landlord still tries to evict you, or return to the RentingRights homepage for more free guidance.
Frequently asked questions
- Is a Section 21 notice still valid after May 2026?
- No. Since 1 May 2026 a Section 21 notice has no legal effect in England. If your landlord serves anything described as a Section 21 notice on or after that date, you do not have to leave because of it.
- How can a landlord legally ask me to leave now?
- A landlord must serve a valid Section 8 notice stating a specific legal ground, such as serious rent arrears, antisocial behaviour, or genuinely wanting to sell or move in. Each ground has its own notice period.
- Can my landlord evict me without going to court?
- No. Only a court can order you to leave, and only a court appointed bailiff can carry out an eviction. Your landlord cannot change the locks, remove your belongings, or cut off your utilities.
- What should I do if I receive a Section 21 notice?
- Keep the notice and do not act on it without checking. Save texts, emails, and letters, and make notes of any conversations. Get advice before you make any decision to leave.
- What if my landlord harasses me or tries an illegal eviction?
- Changing the locks, removing your belongings, or cutting off utilities is a criminal offence under the Protection from Eviction Act 1977. Contact your local council's housing options team and call the police if you feel unsafe.
- Does this apply to a Section 21 notice served before May 2026?
- Transitional rules apply to notices served before the change. If you received a notice before 1 May 2026, get advice on whether it remains valid before you act on it, as the position can depend on the dates involved.
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Ask your question freeDisclaimer: 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.