Landlords: You Need to Know These Two Dates If You Plan to Evict Before the Renters’ Rights Act

Landlords are being warned that Section 21 is about to be abolished, and anyone considering eviction needs to understand two critical dates that will determine whether they can still rely on the no-fault route.

Under the Renters’ Rights Act, Section 21 will be removed from the private rented sector, bringing an end to no-fault evictions. However, the legislation includes a short transition window that landlords must navigate carefully.

The Two Dates That Matter

The entire transition hinges on just two dates:

• 1 May 2026

• 31 July 2026

  
  

Missing either could permanently remove the option of using Section 21.

1 May 2026 — The Last Day to Serve Section 21

The Renters’ Rights Act is expected to come into force on 1 May 2026. From this date, Section 21 is officially abolished.

However, landlords can still serve a Section 21 notice on 1 May 2026. This is the final day a notice can be issued.

Any Section 21 served after this date will be invalid.

What Happens After the Notice Expires

Serving the notice is only the first step.

Once the Section 21 notice period expires, landlords must take further action quickly. The law imposes a strict deadline for issuing possession proceedings.

31 July 2026 — The Final Cut-Off

Landlords must issue possession proceedings at court by 31 July 2026.

This is a hard deadline. If court proceedings are not issued by this date, the Section 21 notice cannot be relied upon, even if it was served correctly.

Preparing paperwork or intending to file is not enough. The claim must be formally issued by the court.

After 31 July 2026

After 31 July 2026, Section 21 will no longer be available in any circumstances.

All evictions will need to proceed under Section 8, which requires landlords to:

• Rely on specific legal grounds

• Provide supporting evidence

• Comply with longer and stricter notice rules

• Satisfy increased court scrutiny

  
  

There will be no no-fault route available.

Why Timing Matters More Than Ever

Court delays are already significant, with possession cases taking 8 to 11 months in some regions.

As the July 2026 deadline approaches, landlords are expected to rush to issue claims, increasing the risk of:

• Court backlogs

• Administrative errors

• Missed deadlines

• Invalid notices

  
  

Landlords who wait too long may find themselves locked out of Section 21 entirely.

What Landlords Should Consider Now

Landlords who believe they may need possession in the future are being advised to:

• Plan well ahead of May 2026

• Ensure compliance documents are correct

• Avoid last-minute filings

• Understand the requirements of Section 8

  
  

Once the transition window closes, there will be no opportunity to rely on Section 21 again.

The Bottom Line

The message is clear.

• 1 May 2026 is the last day to serve a Section 21 notice

• 31 July 2026 is the last day to issue court proceedings

  
  

After that, Section 21 is gone forever.

For landlords with problem tenancies, understanding this timeline could make the difference between having options and having none.