If you served a Section 21 notice before the Renters’ Rights Act came into force, time is running out where you can still use it.
Although Section 21 was abolished on 1 May 2026, many landlords still have one final opportunity to rely on a notice they served before the law changed. However, there is an important deadline that could determine whether you can continue with your possession claim or whether you’ll have to start again under the new Section 8 rules.
For many landlords, that deadline is 31 July 2026.
If you’re planning to sell your rental property, leave the private rented sector or simply regain possession, here’s what you need to know.
Has Section 21 Been Abolished?
Yes.
Since 1 May 2026, landlords in England can no longer serve a new Section 21 “no fault” eviction notice following the introduction of the Renters’ Rights Act 2025.
Any Section 21 notice served on or after 1 May 2026 is invalid.
However, if you served a valid notice before that date, you may still be able to use it—but only if you act before it expires.
What Is the Section 21 Deadline?
If your tenant has not left the property after receiving a valid Section 21 notice, you must begin possession proceedings before your notice expires.
For most landlords, the final opportunity to do this is 31 July 2026.
Miss this deadline and your Section 21 notice cannot simply be reused or extended. Instead, you’ll need to rely on one of the new Section 8 grounds introduced under the Renters’ Rights Act.
Don’t Leave It Until the Last Minute
Many landlords assume they simply need to submit their possession claim before 31 July.
Unfortunately, it isn’t always that straightforward.
Possession claims can take time to be processed and issued by the courts. Leaving everything until the final few days increases the risk of missing the deadline altogether.
If you intend to rely on your existing Section 21 notice, it’s sensible to start the process as soon as possible.
Is Your Section 21 Notice Actually Valid?
Not every Section 21 notice served before 1 May 2026 can still be relied upon.
A notice that was invalid when it was served is still invalid today.
Common reasons include:
- The tenancy deposit wasn’t protected correctly.
- Prescribed information wasn’t provided.
- A valid Gas Safety Certificate wasn’t served.
- The tenant didn’t receive an EPC.
- The latest How to Rent guide wasn’t provided where required.
- The property should have been licensed but wasn’t.
- Errors were made when completing or serving the notice.
If your notice is defective, the Renters’ Rights Act doesn’t correct it.
Many landlords only discover there’s a problem after paying court fees and waiting months for a hearing.
What Happens If You Miss the Section 21 Deadline?
Once your Section 21 notice expires, you cannot serve another one.
Instead, you’ll need to use the new Section 8 possession process.
Depending on your circumstances, this could include grounds for:
- Selling the property
- Moving into the property yourself
- Serious rent arrears
- Persistent late payment
- Anti-social behaviour
Each ground has its own notice periods, evidence requirements and legal procedures. Choosing the wrong route—or making a procedural mistake—can add months to the process.
Is Eviction Still the Best Option?
For many landlords, the bigger question isn’t simply how to regain possession—it’s whether they need to.
If your objective is to sell the property, evicting tenants first isn’t always the quickest, cheapest or lowest-risk option.
Many landlords assume they have no alternative but to wait for vacant possession before putting their property on the market. In reality, thousands of landlords successfully sell with tenants in situ every year.
At Landlord Sales Agency, we specialise in helping landlords sell tenanted properties quickly, even where there are issues that many people assume make a sale impossible.
Whether you’re dealing with:
- difficult tenants,
- low rents,
- licensing issues,
- compliance concerns,
- properties needing refurbishment,
- or simply want a faster exit from the PRS,
we may be able to help you sell without waiting months for possession proceedings to conclude.
In many cases we can agree a sale first and then work with all parties to achieve vacant possession before completion, allowing landlords to continue receiving rent while avoiding many of the delays and uncertainty associated with the traditional approach.
What Should Landlords Do Now?
If you served a Section 21 notice before 1 May 2026:
- Check your notice is legally valid.
- Confirm when it expires.
- Decide whether court action is still the right option.
- Consider whether selling with your tenant in place could achieve your objectives faster.
- Don’t wait until the deadline is almost upon you.
Speak to Landlord Sales Agency
The abolition of Section 21 has fundamentally changed how landlords leave the private rented sector.
If you’re planning to sell, don’t assume eviction is your only option.
Landlord Sales Agency has spent nearly two decades helping landlords overcome the kinds of problems that cause traditional sales to stall. Whether you want to sell with tenants in situ, need help negotiating vacant possession, or simply want to understand your options before committing to court proceedings, we’re here to help.
Contact us today for a free, no-obligation discussion and discover whether there’s a faster, simpler route to achieving the outcome you’re looking for.