The biggest shift under the Renters’ Rights Act (which came into force on 1 May 2026) is the total removal of Section 21 'no-fault' evictions. This fundamentally changes how a landlord can ask you to leave your home.
Where they might have once relied on a simple 2-month notice without giving a reason, they must now use a highly structured, evidence-based process.
This means your landlord can still ask you to leave - but only if they have a clearly defined legal reason (known as a 'ground').
Here is a breakdown of how the new eviction process works and what it means for you.
Valid grounds for eviction
If your landlord wants you to leave, they must serve you with a formal Section 8 notice (specifically, Form 3A). The most common grounds they can rely on include:
1. Selling the property or moving in
If your landlord genuinely wants to sell the home, or move themselves (or a close family member) into it, they can ask you to leave.
However, they cannot use this reason during your first 12 months of living there. They must also give you a minimum of 4 months' notice.
If they claim they are selling, they are legally banned from re-letting the property to someone else for 12 months.
Note: that they cannot use the 'moving in' ground if the property is owned by a limited company.
2. Serious rent arrears
If you fall severely behind on rent, your landlord can use this mandatory ground to evict you.
However, you must owe at least 3 months' rent before they can issue the notice, and they must give you 4 weeks' notice.
3. Anti-social behaviour
If you are involved in severe anti-social or criminal behaviour, there is no notice period. A landlord can issue the notice and apply to the court immediately.
What makes an eviction notice invalid?
The new system is designed to protect tenants from unfair practices. A judge will check your landlord's legal compliance before moving forward with an eviction.
If your landlord attempts to shortcut the process, issues an incorrect notice or misuses the legal grounds, their claim will likely be rejected by the court.
And if your landlord has ignored their basic legal duties, the eviction can be blocked entirely.
An eviction notice could be invalid if your landlord:
Has not properly protected your deposit
Has failed to provide mandatory safety certificates (like Gas or Electrical safety checks)
Used the wrong legal form or miscalculated the notice dates
In other words, your landlord's baseline compliance and their right to ask you to leave are now closely linked.
The court process
If you receive a Section 8 notice and do not leave by the specified date, perhaps because you believe the eviction is unfair or the landlord has broken the rules, your landlord must apply to the county court.
They cannot simply change the locks or force you out.
The hearing
Because the new system is evidence-based, a court hearing is a mandatory part of the process. Your landlord must bring clear, well-organised documentation to support their claim (such as proof of intent to sell, or a detailed schedule of missed rent).
Mandatory vs discretionary grounds
If the landlord successfully proves a mandatory ground (like selling the property or having 3+ months of rent arrears), the judge must grant an outright possession order.
This typically gives you 14 days to leave, though a judge can extend this up to 6 weeks in cases of extreme hardship.
For lesser issues (like minor rent arrears or some types of anti-social behaviour), the judge will weigh the evidence and decide if an eviction is actually reasonable.
If the judge grants an outright possession order but you still do not leave by the date in the order, your landlord must apply to the court for a Warrant of Possession. The court will then send county court bailiffs to legally execute the eviction.
What was a section 21 notice?
Section 21 evictions allowed landlords to ask renters to leave their home with just 2 months’ notice, without having to give a reason.
The government outlawed these evictions in its Renters’ Reform Act, which came into force on 1 May 2026.
Final thoughts
Getting your head around the new rules under the Renters’ Rights Act might feel a bit daunting. However, the new system ultimately prioritises fairness and transparency for renters.
You no longer have to live with the worry of a sudden 'no-fault' eviction. As long as you pay your rent, look after the property, and understand your rights, your home is now far more secure.
