The Complete Abolition of Section 21 No-Fault Evictions
The Renters' Rights Bill enacts the most significant reform of the private rented sector since the Housing Act 1988.
Section 21 notices—which previously allowed private landlords to repossess properties on 2 months' notice without proving any legal fault or justification—are entirely repealed.
All private residential tenancies transition automatically into open-ended periodic assured tenancies. A tenancy can only be ended if the tenant voluntarily serves notice, or the landlord proves a specific statutory repossession ground in court under Section 8 of the Housing Act 1988.
New Notice Periods Under Revised Section 8 Grounds
To enable landlords to regain possession for genuine reasons while providing security of tenure, Section 8 grounds have been restructured with extended statutory notice windows:
• Ground 1 (Landlord / Family Moving In): Notice period is 4 calendar months. Landlords cannot serve this notice during the first 12 months of the tenancy.
• Ground 1A (Landlord Selling the Property): Notice period is 4 calendar months. Cannot be invoked during the initial 12-month protected period.
• Ground 8 (Rent Arrears): Threshold increased from 2 months to 3 months of unpaid arrears, with mandatory notice increased to 4 weeks.
• Anti-Social Behaviour (Ground 14): Remains immediate or 14-day notice subject to rigorous court evidence.
| Section 8 Ground | Legal Justification | Statutory Notice Period | First Permitted Service |
|---|---|---|---|
| Ground 1 | Owner or close family moving in | 4 months | After 12 months of tenancy |
| Ground 1A | Owner selling the property | 4 months | After 12 months of tenancy |
| Ground 8 | Serious rent arrears (3+ months) | 4 weeks | At any point once 3 months in arrears |
| Ground 14 | Anti-social behaviour | Immediate / discretionary | At any point during tenancy |
| Tenant Notice | Tenant voluntarily vacating | 2 months | At any point during tenancy |
Bidding Wars and Rent Increase Restrictions
In addition to eviction rules, the legislation introduces strict financial controls:
• Rental Bidding Wars Banned: Landlords and letting agents are legally prohibited from encouraging or accepting offers above the advertised listing price.
• Rent Increases Capped to Market Rate: Rent increases can only occur once per year via statutory Section 13 notice, and tenants can challenge above-market hikes at the First-tier Tribunal without risking retaliatory eviction.