Eviction Notices

The Renters’ Rights Act 2025 abolished Section 21 on 1 May 2026 and reformed Section 8. Section 8 is now the only route to recover possession of an assured periodic tenancy in England. This hub explains the new framework, the 37 grounds for possession, and the notice periods that apply.

Eviction notices in 2026

Until 1 May 2026, landlords had two routes to recover possession: Section 21 (no-reason) and Section 8 (grounds-based). The Renters’ Rights Act 2025 abolished Section 21 and reformed Section 8. There is now only one route to possession — Section 8 — supported by 37 statutory grounds in the revised Schedule 2 of the Housing Act 1988.

Section 8 — the only route

A landlord must establish a ground for possession before serving any eviction notice. The grounds fall into two broad categories:

• Landlord-side grounds — where the landlord needs to recover possession for their own legitimate reasons. Examples: intention to sell (Ground 1A), intention to occupy or house close family (Ground 1), intention to demolish or redevelop (Ground 6).
• Tenant-default grounds — where the tenant has done or failed to do something that justifies possession. Examples: rent arrears (Grounds 8, 10, 11), anti-social behaviour (Ground 14), breach of tenancy obligations (Ground 12).

Different grounds carry different notice periods. The longest is four months (most landlord-side grounds); the shortest is immediate (the most serious anti-social behaviour cases).

Notice period at a glance

• 4 months — Grounds 1 (family occupation), 1A (sale), 6 (redevelopment), 4A (student HMOs)
• 4 weeks — Grounds 8 (rent arrears), 10 (some arrears), 11 (persistent late payment), 12 (breach), 13 (deterioration of property), 15 (deterioration of furniture)
• 2 weeks — Ground 7B (no right to rent)
• Immediate — Ground 14 (most serious anti-social behaviour), Ground 14ZA (riot conviction)
• 2 months — Ground 7 (death of tenant), Ground 5H (stepping-stone accommodation)

Common questions

Do I still need to do anything if my Section 21 notice is in the transitional window?

Yes — issue possession proceedings before the earlier of (a) 6 months from the notice date, or (b) 31 July 2026. After that, the notice lapses. See our Section 21 transitional guide.

Can I still serve a Section 21 notice?

No. The last day for serving a Section 21 notice was 30 April 2026. From 1 May 2026, all eviction must use Section 8.

My tenant is in arrears. Which ground do I use?

For three or more months’ arrears, use Ground 8 (mandatory). For lesser arrears or persistent late payment, use Grounds 10 and 11 (discretionary). It is common to plead all three together — see our rent-arrears possession guide.

Can I evict because my tenant has been a nuisance to neighbours?

Yes — Ground 14 (anti-social behaviour). For the most serious cases the notice can take effect immediately, though the court must still hear the case. Documentation matters: incident logs, neighbour statements, police incident references, complaints from the local authority.

How long does an eviction take from notice to possession?

Realistically, six to nine months from notice service to vacant possession is now common. Notice periods are typically four months; court waiting times can add another two to four months; the warrant of possession then needs to be enforced if the tenant does not leave. Plan accordingly.

Related guidance

• Section 21 vs Section 8 — historical comparison
• Section 8 — full guide
• Rent arrears possession
• Step-by-step guide to eviction