Updated October 2026 · Fraser Bond
Eviction notices
Section 21 has gone. Notice now depends on the Section 8 ground used
4 weekstypical for serious arrears
4 monthsselling or moving in
ASBcan be immediate
Courtorder still needed
In short: Since 1 May 2026, landlords in England can no longer use Section 21 no-fault notices. To regain possession they must serve a Section 8 notice on one or more grounds, and the notice period depends on the ground. A notice doesn't mean you must leave on that date: if you don't move out, the landlord must get a court order and use enforcement officers.
| Ground (examples) | Typical notice period | Notes |
|---|---|---|
| Serious rent arrears (mandatory) | About 4 weeks | Arrears threshold must be met at notice and hearing |
| Landlord selling or moving in | About 4 months | Usually not available in the first 12 months of a tenancy |
| Anti-social behaviour | Can be immediate | Court proceedings can start straight away |
| Breach of tenancy | About 2 weeks | Discretionary; court decides if reasonable |
| Persistent arrears | About 4 weeks | Discretionary or mandatory depending on ground |
Simplified guide. Notice periods and conditions depend on the exact ground; check current GOV.UK guidance or take advice.
If you receive a notice
1
Check validityCorrect form, ground, dates and service. Get free advice from Shelter or Citizens Advice.
2
Talk to your landlordArrears plans or move-out dates can often be agreed.
3
Contact the councilIf you may become homeless within 56 days, ask for help now.
4
Respond to court papersDon't ignore a claim; attend any hearing.
Frequently asked questions
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Can my landlord still use Section 21?
Not for tenancies in England after 1 May 2026.
Do I have to leave when the notice ends?
No. The landlord needs a court order, and only court enforcement officers can evict you.
Can a landlord evict to sell?
Yes, using the selling ground with the required notice, usually not within the first 12 months.
Landlord needing possession?
We prepare Section 8 notices and evidence properly under the new rules.
Speak to our team
