Since 1 May 2026, the way landlords end a tenancy in England has changed completely. Many landlords we speak to are worried they can no longer get their property back. You can, but you now need a good reason and the right notice.
Can I still use a section 21 notice?
No. Section 21 “no-fault” notices were abolished on 1 May 2026. Most private tenancies became rolling (periodic) tenancies with no fixed end date, and to end one you must now rely on a legal reason, called a ground for possession.
What if I want to sell or move back in?
There are now grounds for both. You must give your tenant at least four months’ notice, and you cannot use these grounds to end a tenancy in its first 12 months.
Be careful with the selling ground. Once you give notice, you cannot re-let the property, or advertise it to rent, for 12 months. Councils can fine landlords who break this rule.
What about rent arrears?
If your tenant owes at least three months’ rent, you can give four weeks’ notice. The arrears must still be at that level on the day of the court hearing, so keep clear rent records.
What can stop me getting my property back?
Small paperwork mistakes cause most of the problems we see. The court will not make a possession order if the tenant’s deposit has not been protected, and a notice with the wrong dates or wrong ground can mean starting all over again.
What should landlords do now?
- Check the deposit is protected and the tenant has the scheme details.
- Make sure you have given your tenant the information the new rules require.
- Keep clear records of rent, repairs and any problems.
- Plan ahead. Four months’ notice plus court time means selling or moving in takes longer than before.
- Get advice before you serve notice, not after.
How we can help
At Reen Anderson Solicitors, we help landlords and letting agents end tenancies the right way, from choosing the correct ground and preparing the notice to representing you at court. Getting it right first time saves months!
If you would like to talk anything through, call us on 0207 101 2628 or email info@reenanderson.com.
This article is general information about the law in England, not legal advice on your situation.