Section 21 Is Gone! What Every London Landlord Needs to Do Right Now
On 1 May 2026, one of the most significant changes to English rental law since the Housing Act 1988 came into force. Section 21 “no-fault” evictions have been permanently abolished under the Renters’ Rights Act 2025. If you are a landlord in London, this is not something you can ignore your ability to regain possession of your property has changed fundamentally, and the penalties for getting it wrong have never been higher.
In this guide, RSK Lettings walks you through exactly what Section 21’s abolition means, what your new legal obligations are, what mistakes to avoid, and most importantly how RSK Lettings’ Guaranteed Rent Scheme removes possession risk from your life entirely.
What Was Section 21 and Why Has It Gone?
Section 21 of the Housing Act 1988 gave landlords the right to end an Assured Shorthold Tenancy (AST) without having to provide any reason. As long as you gave the tenant at least two months’ written notice after the fixed term had expired, a court was bound to grant possession. Tenants had no defence, regardless of their behaviour or circumstances.
For landlords, Section 21 was a critical safety valve. It allowed you to:
- Sell a tenanted property with a clear exit route
- Move back into your own home
- Remove problematic tenants without needing to prove fault
- Refresh your tenancy at the end of a fixed term
The government abolished it under the Renters’ Rights Act 2025, following years of pressure from tenant advocacy groups and housing charities who argued that Section 21 left renters in precarious, insecure housing and was a leading driver of homelessness in cities like London.
Whatever your view on the politics, the law is now in effect. As of 1 May 2026, there is no such thing as a Section 21 notice in England.
What Has Actually Changed on 1 May 2026?
The Renters’ Rights Act 2025 made sweeping changes beyond just removing Section 21. Here is a summary of what is now in force:
All Tenancies Are Now Periodic
Fixed-term Assured Shorthold Tenancies no longer exist for new tenancies. All residential tenancies are now open-ended, “rolling” periodic tenancies. Tenants have the right to stay indefinitely unless a landlord can prove a valid possession ground under the updated Section 8 of the Housing Act 1988.
Stronger Tenant Protections
Tenants can now challenge rent increases through a First-tier Tribunal. Landlords cannot use above-market rent hikes as a backdoor way to force tenants out.
The Decent Homes Standard Applies to Private Rentals
For the first time, private rented properties in England must meet the Decent Homes Standard — the same framework that has applied to social housing for years. Properties that fail inspections face enforcement action from local councils.
Bidding Wars Are Banned
Landlords and letting agents can no longer invite or accept offers above the advertised asking rent, closing a loophole that had pushed rents to unsustainable levels in competitive markets like London.
A New Private Rented Sector Ombudsman
All landlords in England must now register with the new Private Rented Sector (PRS) Ombudsman. Failure to register is a civil offence carrying fines of up to £7,500.
A National Landlord Register
A new compulsory database of private landlords has been introduced. Landlords who let without registering face significant financial penalties.
The New Possession Grounds: What Landlords Can Use Now
Without Section 21, your only route to regaining possession is via Section 8, which requires you to prove one of the legally specified grounds for possession. These have been updated and expanded under the Renters’ Rights Act, but they come with conditions, notice periods, and court proceedings.
Key Section 8 grounds for London landlords to know:
| Ground | Reason | Notice Period | Mandatory or Discretionary? |
|---|---|---|---|
| Ground 1A (new) | Landlord wants to sell the property | 4 months | Mandatory |
| Ground 1 (updated) | Landlord or close family member wants to move in | 4 months | Mandatory |
| Ground 8 | Rent arrears of 3 months or more | 4 weeks | Mandatory |
| Ground 10 | Some rent arrears | 2 weeks | Discretionary |
| Ground 14 | Nuisance or anti-social behaviour | Immediate | Discretionary |
| Ground 6A (new) | Serious Decent Homes Standard breach | 4 weeks | Mandatory |
The Biggest Risks for London Landlords Right Now
If you are managing your own London rental property or using a traditional high-street letting agent, the post-Section 21 landscape creates several serious risks.
Extended Possession Timelines
If a tenant stops paying rent, becomes disruptive, or you need to sell, you now face potentially over a year of legal proceedings before you can regain your property. During this time, your mortgage is still due, your property may suffer damage, and your hands are largely tied.
Increased Legal Costs
Section 8 possession is significantly more expensive than Section 21 was. Court fees, solicitor costs, and potential tribunal hearings can easily exceed £3,000 to £5,000 per case — and that does not account for lost rent during the process.
Risk of Retaliatory Claims
The Renters’ Rights Act strengthens tenants’ rights to make complaints about property conditions. A tenant facing eviction can now more easily raise a counter-claim about disrepair or harassment, which can delay or derail possession proceedings entirely.
Non-Compliance Penalties
Failing to register with the PRS Ombudsman, failing to meet the Decent Homes Standard, or improperly attempting to end a tenancy can result in fines of up to £40,000 under the new enforcement regime.
Rent Increase Restrictions
If you try to raise rents significantly to encourage a tenant to leave voluntarily, the tenant can now challenge this at a tribunal, and you may be ordered to reduce the rent and pay compensation.
What Every London Landlord Needs to Do Right Now
Here is a practical action checklist for London landlords in the post-Section 21 world.
✅ Register With the PRS Ombudsman Immediately
This is not optional. All private landlords in England must be registered. Visit the government’s official portal and register your property. Failure to do so is a civil offence.
✅ Check Your Property Meets the Decent Homes Standard
Your rental property must be free from serious hazards, be in a reasonable state of repair, have reasonably modern facilities, and provide a reasonable degree of thermal comfort. Commission a professional property inspection if you are unsure.
✅ Review All Your Tenancy Agreements
Fixed-term ASTs are no longer being issued for new tenancies. Review any existing agreements with a specialist landlord solicitor to understand how the transition to periodic tenancies affects your specific situation.
✅ Update Your Rent Collection and Arrears Processes
With Section 8 Ground 8 (rent arrears) now requiring three months of arrears before a mandatory possession ground applies, you need robust processes in place to identify late payment early and pursue arrears proactively before they hit the threshold.
✅ Build a Legal Fund or Take Out Rent Guarantee Insurance
Given the cost and duration of Section 8 proceedings, every London landlord should either have a legal fund set aside or hold an active rent guarantee insurance policy. Monthly premiums are typically £20–£40 per property.
✅ Consider Whether Self-Management Is Still Right for You
The cumulative weight of new obligations compliance, registration, Decent Homes, possession law makes self-management significantly more complex and risky than it was before May 2026. For many London landlords, this is the moment to ask whether handing over management to a specialist makes more financial sense than it ever has.
How RSK Lettings’ Guaranteed Rent Removes Possession Risk Entirely
Here is the uncomfortable truth that most letting agents will not tell you: even the best Section 8 solicitor, even the most diligent compliance record, cannot protect you from a slow court system. If you are a landlord who needs or wants to regain possession of your London property, there is now no fast route.
Unless you are not the landlord of a tenanted property at all.
That is exactly what RSK Lettings’ Guaranteed Rent Scheme delivers.
How the RSK Guaranteed Rent Model Works
When you join RSK Lettings’ Guaranteed Rent Scheme, you do not rent your property to a private tenant. You rent it to RSK Lettings directly. We become your tenant under a commercial lease agreement lasting 3 to 5 years. RSK Lettings then manages the placement of occupants in your property but those occupants are our responsibility, not yours.
This one structural change transforms your risk profile entirely:
- You cannot face a Section 8 eviction problem — because your tenant is RSK Lettings, a professional company, not an individual occupant. We pay you regardless of what happens with the people we place in the property.
- You receive guaranteed monthly rent — paid directly to your bank account every month, whether the property is occupied or vacant. No void periods. No arrears. No chasing.
- You pay zero commission — our 0% commission model means no deductions, no admin fees, no hidden charges.
- We handle all compliance — RSK Lettings manages gas safety certificates, electrical inspections, energy performance certificates, and all legal obligations, keeping your property compliant under the Decent Homes Standard and the new regulatory framework.
- We manage all maintenance — from routine repairs to emergency callouts, 24 hours a day, 7 days a week. Your property is maintained to a high standard at all times.
- You are insulated from the new tenancy laws — because you are not operating an AST at all. The Renters’ Rights Act applies to the relationship between RSK Lettings and the occupants we place — not to the relationship between you and RSK Lettings.
What Does RSK Lettings?
Our guaranteed rent offers are typically within ±10% of the open market rental value of your property. When you factor in zero void periods, zero commission, zero maintenance costs, and zero legal risk, the overwhelming majority of London landlords who switch to our model find themselves in a better net financial position than they were with a conventional tenancy even before accounting for the new legal landscape.
Flexible Terms to Suit Your Plans
We offer lease agreements of 1 to 5 years, giving you the flexibility to plan around your investment goals. Whether you are thinking about selling in two years or want the certainty of five years of guaranteed income, we can structure an agreement around your needs.
Trusted by London Councils
RSK Lettings works in partnership with London local authorities, operating within social housing and serviced accommodation sectors. Our compliance record and professional standards are held to the highest institutional levels giving you confidence that your property and your tenants are being managed responsibly.
The Simple RSK Process
- Request a free property valuation — provide your property details via our online form or by calling us directly.
- Receive your guaranteed rent offer — our team reviews your property and presents a transparent, no-obligation offer within 48 hours.
- Sign the agreement — we handle all the paperwork and prepare everything for handover.
Get paid every month — guaranteed rent is transferred directly to your account on the agreed date, every single month, for the duration of the agreement.