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Licensed Body Law Firm (ABS)

No.53 Legal Limited

Licensed Body Law Firm (ABS)

Reform s21

By Lea_NSWPosted on Posted in Landlord & TenantNo Comments on Reform s21

S21 Reform: 2025

Life After Section 21

The way landlords evict tenants in England is about to change dramatically. For years, s21 Housing Act 1988, allowed landlords to evict tenants without giving a reason. These “no-fault” evictions had left some renters feeling insecure, even when they’d done nothing wrong.

But with the Renters’ Rights Bill 2025 set to become law, s21 is being scrapped.

What will all of this mean for tenants?

What was s21 and why is it ending?

S21 let landlords evict tenants with two clear months’ notice, even if the tenant had paid rent on time and followed the rules. It could be used if the landlord wanted to:

Sell the property
Raise the rent for new tenants
Retaliate when tenants complained about repairs (though this was curtailed by other factors if certain criteria was met)
For any other reason the landlord decided upon – it really was ‘no fault’

Campaigners who argued for its repeal said it created fear and instability. The government agreed and the law is now being repealed.

When will the changes happen?

The law is expected to take effect between October 2025 and January 2026, with at least six months’ notice before it kicks in. After that:

All tenancies will become rolling periodic agreements (month to month)
Fixed term contracts will be phased out

What new protections will tenants have?

The new rules aim to give renters more security and fairness and either add, or confirm what was already in place, such as:

No more no fault evictions: landlords must give a valid legal reason to evict
12 month protected period: landlords can’t evict for sale or personal use in the first year of a tenancy
Rent controls: rent can only go up once a year, and tenants can challenge unfair increases at a tribunal
Anti-discrimination rules: landlords cannot refuse tenants just because they’r eon benefits or have children
Right to request pets: landlords must consider pet requests reasonably, though they can ask for pet insurance
Awaab’s Law: serious health hazards (like mould) must be fixed within 24 hours, even in private rentals.

What will replace s21?

Landlords will now have to use s8 of the Housing Act 1988 to evict tenants. There are over 30 grounds (used to be 17). This means, this means the landlord must provide a legal reason, such as:

Selling the property
Moving in (either the landlord themselves or a close family member)
Serious rent arrears (now 3 months notice instead of 2)
Anti-social behaviour
Some grounds require longer notice periods up to 4 months, and others, like anti-social behaviour, the landlord is able to start possession proceedings immediately.

What should tenants/landlords do?

To stay protected under the new system:

Know your rights: understand the legal grounds for eviction
Keep records: save receipts, emails and texts with your landlord/tenant
Get legal advice early

Final Thoughts

The end of s21 is a big win for renters, but it’s not a magic fix. Landlords lose the ability to evict without reason, but they gain clearer rules and stronger legal grounds when needed, and tenants gain more security.

This reform is about balance: giving tenants stability while ensuring landlords can manage their properties fairly.

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Lea Christiaanson, 24th July 2025

Reform s21

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