What has changed
Since 1 May 2026, landlords in England can no longer serve a Section 21 notice to end an assured tenancy without giving a reason. The route that allowed a landlord to recover possession simply by giving two months' notice has been removed entirely.
In its place, every possession claim must now rely on a specified ground under Section 8 of the Housing Act 1988. The Renters' Rights Act expanded and reformed these grounds, adding new mandatory and discretionary grounds and adjusting the notice periods that apply to each.
Crucially, a landlord who wants to recover a property must be able to evidence a valid ground and, if the tenant does not leave voluntarily, obtain a possession order from the court.
What it means for landlords
Landlords now need to plan possession far more carefully than before. The correct ground must be identified at the outset, the right notice period observed, and the supporting evidence assembled before any proceedings begin.
Common grounds include the landlord or a close family member needing to move into the property, an intention to sell, and serious rent arrears. Several of these carry conditions — for example, restrictions on re-letting a property within a set period after using the 'moving in' or 'selling' grounds.
Getting the ground or the paperwork wrong can mean a claim is dismissed, causing months of delay and additional cost. Robust documentation and a defensible process are now essential.
What it means for tenants
Tenants gain considerably greater security of tenure. They can no longer be asked to leave without a legally recognised reason, which reduces the risk of a retaliatory eviction following, for example, a complaint about disrepair or a request for a repair.
That said, tenants still have responsibilities. Grounds such as serious rent arrears or anti-social behaviour remain available to landlords, and a court can still order possession where a valid ground is proven on the evidence.
How O Law Ventures can help
We help landlords and managing agents identify the correct Section 8 ground, prepare compliant notices and assemble the evidence needed to support a possession claim — reducing the risk of a case failing on a technicality.
For tenants, we can explain what a notice means, whether the stated ground appears valid, and where to find further support. This article is general information about the law in England and is not legal advice.