Section 21 evictions in the UK: what property managers need to know for May 2026

The End of Section 21 Evictions: A Landmark Change

From 1 May 2026, Section 21 evictions, also known as 'no-fault' evictions, will no longer be possible in England. This represents one of the most significant changes to the rental sector in decades, fundamentally altering how landlords and property managers handle tenancy terminations.

Important note: This change applies to England only. Wales and Scotland have separate housing legislation. Scotland already abolished Section 21 in 2017, and Wales operates under different tenancy laws.

Critical deadlines: The last date to serve a Section 21 notice is 30 April 2026. Court applications for existing Section 21 notices must be filed by 31 July 2026.

For property management companies and letting agencies, this change demands immediate attention. The time to prepare is now.

What is Section 21?

Section 21 of the Housing Act 1988 allows landlords to evict tenants without providing a reason, as long as proper notice is given. Historically, this has been a crucial tool for landlords who needed to regain possession of their property, whether to sell, move in themselves, or address other personal circumstances.

The key characteristics of Section 21 evictions:

• No reason required for eviction
• 2 months' notice period
• Can only be issued after initial fixed term ends
• Most commonly used eviction method for assured shorthold tenancies

Why Are Section 21 Evictions Being Abolished?

The government's Renters Reform Bill aims to provide greater security and stability for tenants. Research has shown that the threat of 'no-fault' evictions can leave renters feeling insecure in their homes, reluctant to complain about property conditions, and unable to plan long-term.

Many cases involve tenants who have done nothing wrong but find themselves facing homelessness due to landlords' changing circumstances. The abolition of Section 21 is intended to provide greater protection for renters while still allowing landlords to regain possession when they have legitimate grounds.

The abolition is intended to:

• Reduce tenant insecurity and homelessness
• Encourage tenants to report poor property conditions
• Give families more stability to put down roots
• Rebalance power between landlords and tenants

What Will Replace Section 21 Evictions?

After 1 May 2026, landlords will still be able to evict tenants, but only for specific, legitimate reasons under an expanded set of grounds. The new system includes:

Mandatory Grounds (Must Grant Possession)

• Ground 1: Landlord or family member needs to move in (with 4 months' notice)
• Ground 1A: Landlord intends to sell the property (with 2 months' notice)
• Grounds 8 & 8A: Serious rent arrears (2+ months unpaid)
• Ground 7A: Repeated rent arrears (3 instances in 3 years)
• Ground 14: Anti-social behaviour or criminal activity

Discretionary Grounds (Court Decides)

• Ground 10: Some rent arrears
• Ground 12: Persistent breach of tenancy terms
• Ground 13: Deterioration of property condition

Critical change: Landlords will need to prove their grounds in court, and proceedings can only begin after proper documentation and notice periods. This means more rigorous record-keeping is essential.

Impact on Property Managers and Letting Agencies

This legislative shift fundamentally changes how property managers must operate:

1. Documentation Becomes Critical

Every interaction with tenants must now be meticulously documented. Rent payment records, maintenance requests, complaints, and communications all become potential evidence if eviction proceedings are necessary.

This is where modern case management systems prove invaluable. OdjoAI's case management platform automatically logs every phone call, email, and WhatsApp message, creating a complete, timestamped audit trail without manual data entry. When you need to prove repeated rent arrears or persistent breaches, having automatically-generated records can make the difference between a successful and failed possession claim.

2. Proactive Communication is Essential

Prevention is now better than cure. Property managers need to address issues early, before they escalate to eviction-worthy grounds. Regular check-ins, prompt maintenance responses, and clear communication about rent arrears can prevent problems from becoming legal battles.

AI-powered communication tools can help here. OdjoAI's AI receptionist handles routine tenant queries 24/7, ensuring no call goes unanswered and issues are logged immediately. Automated proactive updates keep landlords informed about property issues before they need to chase for information, reducing friction and building better landlord relationships.

3. Longer, More Complex Eviction Process

Without Section 21, expect eviction timelines to extend significantly. Property managers will need to:

• Gather comprehensive evidence
• Prepare detailed court submissions
• Navigate longer notice periods
• Potentially attend multiple hearings

Having a robust case management system that can instantly pull up the complete history of a tenancy, from move-in inspection notes to every rent reminder, will be crucial for efficient court proceedings.

4. Landlord Education and Expectations

Property managers will need to educate landlords about the new landscape. The days of quick, hassle-free possession are ending. Landlords must understand that regaining possession now requires valid grounds, proper documentation, and potentially court proceedings.

This means:

• Setting realistic timelines for possession (6-12+ months in some cases)
• Emphasising the importance of proper tenant selection at the outset
• Explaining the need for professional property management more than ever

How Property Managers Should Prepare Now

Don't wait until 1 May 2026. Remember: the last date to serve a Section 21 notice is 30 April 2026, and court applications must be filed by 31 July 2026. Start preparing your agency today:

1. Audit Your Current Systems

Ask yourself: If you needed to prove a tenant's persistent late payment today, could you produce timestamped evidence of every reminder sent, call made, and payment received? If the answer is no, your systems need upgrading.

2. Invest in Automation and AI

Manual record-keeping is no longer viable at scale. Modern property managers need systems that:

• Automatically log all tenant interactions across channels (phone, email, WhatsApp)
• Create searchable, timestamped records of every communication
• Send automated reminders and track responses
• Generate reports for court proceedings at the click of a button

OdjoAI is built specifically for this new regulatory environment. Our platform combines AI receptionists that never miss a call, automatic case logging for every interaction, and smart routing that ensures the right team member handles each issue. Everything is documented, everything is traceable, and everything is court-ready.

3. Review and Update Tenancy Agreements

Ensure your tenancy agreements clearly outline tenant responsibilities and the grounds for eviction under the new system. Work with legal advisors to future-proof your contracts.

4. Train Your Team

Every team member needs to understand the importance of documentation. A single missed interaction or poorly-documented incident could undermine an eviction case months down the line.

5. Build Stronger Tenant Relationships

In a world without Section 21, prevention truly is better than cure. Invest in better tenant communication, faster maintenance responses, and proactive issue resolution. Happy tenants who feel heard are less likely to fall into arrears or breach tenancy terms.

The Silver Lining: A Competitive Advantage

While the end of Section 21 evictions presents challenges, it also creates an opportunity for forward-thinking property managers to differentiate themselves.

Agencies that invest in robust systems now will be able to:

• Offer landlords superior protection through better documentation
• Handle possession claims more efficiently than competitors
• Reduce void periods through better tenant retention
• Attract quality landlords who value professionalism

Agencies still relying on spreadsheets, manual notes, and reactive communication will struggle. Those who embrace AI-powered automation will thrive.

Preparing for the Future of Property Management

The end of Section 21 evictions isn't just a legislative change, it's a catalyst for modernising property management. The agencies that recognise this and adapt early will be the market leaders of tomorrow.

At OdjoAI, we've built our platform specifically for the challenges property managers face in 2026 and beyond. Our AI receptionists ensure no tenant call goes unanswered, our case management system logs every interaction automatically, and our smart routing ensures the right person handles each issue instantly.

The agencies already using OdjoAI report 90% reductions in administrative time, zero missed calls, and complete confidence in their record-keeping. When the new regulations take effect, they'll be ready.

Will you be ready?