Section 21 After the Renters' Rights Act 2024: What Changes
Section 21 'no-fault' eviction is being abolished. Here's the transition timeline, replacement grounds, and what landlords must do before the switch-on.
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Introduction
The biggest change to England's rental market since 1988 is finally here. Section 21 — the no-fault notice that defined landlord practice for three decades — has been abolished, replaced by a wider but more conditional set of Section 8 grounds. Here's exactly what changes and how to prepare.
The timeline
Royal Assent received late 2024. Implementation in two phases: 'first commencement date' converts all new tenancies to the new regime; 'second commencement date' (typically 6–12 months later) converts existing tenancies. Government publishes the dates in secondary legislation. Plan for full conversion within 18 months of Royal Assent.
Why Section 21 is going
Eviction without reason was always politically fragile. Government concluded it created housing insecurity and abuse (e.g. retaliatory eviction after complaints). The new regime keeps possession routes but requires landlords to state and prove a reason.
Ground 1 — moving in
Mandatory possession if landlord or close family intends to live in the property. Four months' notice. Cannot be served in the first 12 months of the tenancy. Cannot re-let for 12 months after possession. Misuse risks Rent Repayment Orders and damages.
Ground 1A — sale of property
Mandatory possession to sell. Four months' notice. Cannot be served in first 12 months. Cannot re-let for 12 months after possession. Marketing evidence will be expected at court. The most-used replacement for Section 21 in practice.
Ground 8A — persistent arrears
Three separate periods of arrears equal to or greater than one month, within a three-year period. Four weeks' notice. Designed to capture tenants who consistently pay late then catch up before standard Ground 8 (two months at hearing) bites.
Existing Section 21 notices
Notices served before the appointed day remain valid for their full 6-month service window. Possession claims can be issued under Section 21 during a transition window (usually 3 months post-conversion). Plan ahead — serve early if you know you want vacant possession.
What landlords must do now
(1) Audit your portfolio for any tenancies likely to need possession in the next 18 months — serve Section 21 early if so. (2) Update standard AST clauses for new regime (your solicitor or NRLA template). (3) Strengthen records — Section 8 always needs evidence. (4) Budget for longer possession timelines: court backlogs will worsen as Section 21 closes.
Final word
Smart Sleep Property handles the heavy lifting — referencing, compliance, deposits, repairs, and full tenancy management across Norwich and Norfolk. Get in touch if you'd like us to handle this for you.
Frequently asked questions
What is the key rule for section 21 abolition?+
The Renters' Rights Act 2024 abolishes Section 21 in England — replacing it with strengthened Section 8 grounds including new sale (ground 1A), moving-in (ground 1), redevelopment, and persistent rent arrears (ground 8A). All existing assured tenancies convert to single periodic 'assured tenancies'
Does this apply across England?+
Yes — this guide covers England. Scotland, Wales and Northern Ireland have separate but broadly similar regimes.
Where can I get help?+
Smart Sleep Property offers compliance support, document templates and full management for Norwich and Norfolk landlords.
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