The abolition of Section 21 is one of the most significant changes introduced under the Renters’ Rights Act. For many landlords, Section 21 has long provided reassurance that possession could be regained if circumstances changed. Its removal does not mean landlords lose control of their properties, but it does mean the process becomes more structured, evidence-based, and legally defined.
In this blog, Eleanor Richards, Area Lettings Manager, explains what the removal of Section 21 means in practice, outlines the legitimate possession routes that remain available, and highlights how we are supporting landlords in navigating the new framework with confidence.
What the Removal of Section 21 Means in Practice
Section 21, often referred to as the ‘no-fault’ eviction route, allowed landlords to regain possession at the end of a fixed term without providing a specific reason. Under the Renters’ Rights Act, this route is being abolished. Once the legislation is fully implemented, all possession claims will rely on defined statutory grounds.
In practical terms, this means:
- Landlords must provide a legally recognised reason for seeking possession.
- Notices must be served correctly and supported by evidence.
- Possession will require court approval where tenants do not leave voluntarily.
The key shift is from convenience to compliance. Landlords can still regain possession where justified, but documentation, timelines, and legal accuracy are now critical.
This change sits within the wider reform of tenancy structures, including the move to periodic tenancies as standard. If you have not yet read our earlier article, Renters’ Rights Act Explained: What Landlords Need to Know, we recommend doing so to understand the broader context of these reforms.
Legitimate Possession Routes That Remain Available
Although Section 21 is ending, strengthened Section 8 grounds provide clear and legitimate routes for possession where appropriate. These include both mandatory and discretionary grounds.
Common grounds likely to apply to landlords include:
- Intention to Sell the Property
Landlords can seek possession where there is a genuine intention to sell. This requires appropriate notice and evidence demonstrating that the property is being marketed or prepared for sale. - Landlord or Family Member Moving In
Possession can be sought where the landlord or a close family member intends to occupy the property as their principal home. - Serious or Persistent Rent Arrears
Grounds relating to rent arrears have been strengthened. Where tenants fall into significant or repeated arrears, landlords retain the right to seek possession, subject to meeting evidential thresholds. - Anti-Social or Criminal Behaviour
Grounds covering anti-social behaviour remain available, with provisions designed to protect communities and neighbouring residents.
Each ground carries specific notice periods and requirements. In many cases, evidence such as rent schedules, written correspondence, marketing documentation or records of complaints will be essential.
The Importance of Process and Documentation
Under the new regime, process is everything. A notice served incorrectly, an outdated tenancy agreement, or incomplete documentation can invalidate a claim and cause costly delays.
Landlords should ensure:
- Tenancy agreements are up to date and compliant with current legislation.
- All communication with tenants is recorded in writing.
- Rent payment records are accurate and regularly reviewed.
- Maintenance issues are addressed promptly to avoid counterclaims.
The removal of Section 21 increases the importance of professional property management. Informal arrangements or inconsistent record-keeping create unnecessary risk in a more regulated environment.
How Durrants Are Supporting Landlords Through the Transition
At Durrants, we understand that legislative change can create uncertainty. Our role is to provide clarity, structure and reassurance for landlords across Norfolk and Suffolk.
We are supporting landlords by:
- Reviewing existing tenancies and advising on compliance updates.
- Identifying the correct possession ground where required.
- Preparing and serving legally compliant notices.
- Coordinating evidence and documentation for court proceedings.
- Providing realistic guidance on timelines and outcomes.
Beyond possession, we take a proactive approach to tenancy management. Regular inspections, clear communication, and thorough documentation help reduce the likelihood of disputes escalating to formal action.
For landlords who self-manage, the new framework may feel complex. Partnering with an experienced letting agent ensures that processes are followed correctly and that your investment is protected.
Planning Ahead in a Changing Rental Market
The abolition of Section 21 represents a cultural shift in the private rented sector. The focus is now on fairness, transparency, and accountability for both landlords and tenants.
For professional landlords, this change reinforces the importance of good management rather than removing control. With the right preparation and advice, possession remains achievable where there is a legitimate reason.
If you would like tailored guidance on how the removal of Section 21 affects your property, or if you are reviewing your current management arrangements, the Durrants lettings team would be pleased to assist.
