Section 21 Ends in 2026: Key Deadlines Every Landlord Must Know- New Section 21 rules
- Brigitte
- Dec 5, 2025
- 6 min read
Updated: Dec 7, 2025
Your complete 2026 survival guide to the Renters’ Rights Act : written in plain English by Gateway Property Hub
A Real 2026 Landlord Warning
Most landlords believe Section 21 ends on 1 May 2026. Many will miss the real deadlines months earlier. Some won’t be able to use it at all (even in early 2026) simply because of their tenant’s start date.
SECTION 21 IS ENDING: THE DEADLINES LANDLORDS CANNOT AFFORD TO GET WRONG BEFORE APRIL & MAY 2026
The Real 2026 Landlord Warning -New Section 21 rules
Most landlords believe Section 21 ends on 1 May 2026. Many will miss the real deadlines months earlier. Some won’t be able to use it at all (even in early 2026) simply because of their tenant’s start date. (Crystal-clear on what is actually happening, when, and what you need to do now, not in spring when it is too late).
INTRODUCTION: A REAL LANDLORD, A TIMELINE, AND A SERIOUS MISUNDERSTANDING
Last month, I had a call from Peter who rang me in full confidence.
“I’m going to serve a Section 21 in April. That gives me time. I’m not in a rush.”
Except… he didn’t have time. Not even close.
His tenants were renewing in mid January 2026. Which meant he had four months to wait before he could even serve notice. By the time those four months were up…Section 21 would be gone. Peter thought he had four months. He actually had zero.
If the tenants signed a new 12 month tenancy in December 2025 he could still serve s21 in April, but he would NOT be able to start court proceedings before the July deadline because of the 12 fixed term would restrict that, so he could not never take it to court.
And that misunderstanding alone will catch out thousands of landlords across the UK.
This guide is designed to make sure you are not one of them.
1. WHAT SECTION 21 ACTUALLY IS — AND WHY IT’S BEING REMOVED
This isn’t just a tweak to the rules. It’s a complete shift in how landlords manage risk, finances, and future plans.
For years, Section 21 allowed landlords to regain possession without giving a reason. The government has decided it is “no-fault” in name only — because tenants often felt powerless.
So the Renters’ Rights Act will:
• remove Section 21 entirely
• create a single system of rolling tenancies
• tighten up Section 8 grounds
• increase enforcement powers
• shift more responsibility onto landlords
Whether landlords agree or not, this is happening, and the timelines are not as generous or simple as many believe. There are new New Section 21 rules
2. THE KEY DATES EVERY LANDLORD MUST UNDERSTAND
Decoding this properly is the difference between protecting your position… and being stuck with a tenancy you cannot end.
The Big Headlines
➡️ 30 December 2025
Any 6 (or less) fixed term tenancy starting before that date can use the date as it triggers the old four-month minimum term before Section 21 can be served.
➡️ 30 April 2026
This is the last practical window for serving Section 21 for the majority of existing tenancies.
➡️ 1 May 2026
The Renters’ Rights Act comes into force. Section 21 becomes a historical footnote.
(For the avoidance of doubt: landlords will NOT be able to rely on Section 21 after this point.)
➡️ 27 July 2026
All tenancies transition into the new periodic structure.
3. THE FOUR-MONTH RULE: THE TRAP ALMOST NOBODY IS TALKING ABOUT
Here is the ticking clock nobody warns landlords about:
If a tenant’s new tenancy or renewal began after 30 December 2025, you cannot serve notice for four months.
For example:
• New tenancy begins 10 January 2026→ You cannot serve notice until 10 May 2026→ Section 21 will already be gone
• Renewal begins 2 February 2026→ Earliest notice: 2 June 2026→ Section 21 no longer exists
This is the same mistake Peter made.
Many landlords will simply lose access to Section 21 earlier than the legal cut-off, because the four-month restriction blocks them before the Act even arrives.
4. WHAT HAPPENS AFTER SECTION 21 IS REMOVED?
Once the Renters’ Rights Act takes effect:
All ASTs become periodic
No more fixed terms. No more 6-month or 12-month agreements.
Landlords must rely on Section 8 only
Every eviction must be based on an approved legal reason.
New and strengthened Section 8 grounds come in
These include:• Selling the property• Repeated arrears• Antisocial behaviour• Breach of tenancy• Landlord moving back in
The issue? Section 8 is more evidence-based and often more time-consuming.
Landlords who previously used Section 21 as a simple reset button will need a new strategy.
5. HOW THESE deadlines affect landlords with different goals
A. Landlords who want to sell in 2026
You WILL NOT be able to serve Section 21 to remove tenants after April–May 2026.If you rely on vacant possession to achieve your target sale price, timing is now everything.
However…There is no need to evict to sell. Gateway Property Hub’s Off-Market Investor Sales Route allows landlords to sell with tenants in situ at the right price, without the legal stress.
B. Landlords with arrears concerns
Section 21 historically helped remove persistently late payers. After the Act, you must rely on Section 8, which has stricter evidence requirements.
C. Landlords who like the flexibility of fixed terms
These will disappear. Every tenancy becomes rolling. Your onboarding, inspections, referencing, and rent increase strategy will matter more than ever.
D. Landlords with older properties or mild compliance issues
Section 21 removal is only one issue. The government will have stronger enforcement powers against non-compliance, damp and mould, EPC issues, and safety documentation.
2026 is not the year to “hope for the best”. See detailed rules on the Government website
Inspect regularly and use an inspection torch and
a small moisture meter on hand during inspections to catch problems early.
6. HOW YOUR TENANT’S START DATE DETERMINES YOUR FATE IN 2026
This is the simplest way to see it:
Tenant Start/Renewal Date | When Can You Serve Notice? | Will Section 21 Still Exist? |
Before Oct 2025 | End January | Yes (if served early 2026) |
Nov–Dec 2025 | March-April 2026 | Yes (but window is tiny) |
After 30 Dec 2025 | Can't | No |
This means:
If you sign a new tenancy or renewal after 30 December 2025, you will lose the ability to use Section 21 entirely.
Most landlords have not joined the dots yet. But you now have clarity — and time to plan.
7. WHAT LANDLORDS SHOULD DO NOW: A PRACTICAL ACTION PLAN
1. Review all tenancy start dates immediately
Do not renew automatically without understanding the consequences.
2. Conduct a compliance review
Electrical safety, gas safety, EPC, deposits, inspections —after May 2026 the consequences multiply.
3. Assess your tenant risk categories
• Good payers?
• Chronic late payers?
• Complaints?
• Property condition?
• Long-term intentions?
4. Decide whether 2026 is the year to sell or restructure
Vacant possession may no longer be an option. Selling with tenants in situ becomes far more valuable.
5. Strengthen documentation and evidence
Section 8 requires solid records. This is where many landlords fall down.
6. Upgrade affordability and referencing checks
Once tenancies are periodic from day one, you must start strong.
7. Book a professional assessment with an expert
You need a 2026-proof plan tailored to your circumstances, not a guess.
8. THE NEW REALITY FOR LANDLORDS: YOU NEED A STRATEGY, NOT LUCK
2026 is not a small legislative update. It is a structural shift in how renting works in England. And how landlords protect themselves.
The landlords who prepare early will thrive. The landlords who wait until April will panic. And the landlords who miss the deadlines will find themselves completely unable to act.
Just like Peter.
He thought he had months. But he had none.
Do not let that be you.
9. DOWNLOAD YOUR FREE 2026 LANDLORD SURVIVAL GUIDE
“The 2026 Landlord Survival Guide: Section 21 Deadlines, Renters’ Rights Act Rules, and Your Personal Action Plan”
This premium guide includes:• timelines• diagrams• checklists• examples• sell-with-tenant options• compliance requirements• risk assessments
Download here (CTA):
➡️ Get your free 2026 Landlord Survival Guide (email required)
10. NEED PERSONAL ADVICE? BOOK A FREE PROPERTY PROFITABILITY AUDIT
Unsure whether to keep, sell, restructure, raise rent or re-let under the new rules?
Our Profitability Audit will give you a clear yes/no answer with:• cash flow projections• risk scoring• compliance gaps• selling vs keeping comparison• investment recommendations
➡️ Book your Property Profitability Audit (no cost, no obligation)
You will leave the call with absolute clarity — and a plan.
11. FOR LANDLORDS WHO WANT FULL PEACE OF MIND
Gateway Property Hub offers:• Fully Managed Services• Compliance Health Checks• Off-Market Investor Sales (sell with tenants)• EPC / EICR / Gas Safety management• Rent arrears strategy• Tenant risk assessments• End-to-end 2026 legislation support
If you want to stay compliant, profitable and sane through the biggest legal change in 30 years — we are ready when you are.
2026 will reward prepared landlords and punish the unprepared. Take the pressure off your shoulders. Download your guide. Book your audit. Let’s get your plan in place before the rush begins.
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