Since the Renters’ Rights Act, landlords in England can no longer use new Section 21 notices. Possession now goes through Section 8, with a ground that has to be proved.
This checklist walks through the grounds, notice periods, the Ground 8 arrears test, the key dates and the evidence a court will expect.
| Ground 8, serious rent arrears | At least 3 months owed, 4 weeks’ notice, mandatory |
|---|---|
| Grounds 10 and 11, arrears | Discretionary |
| Ground 1A, selling | 4 months’ notice, not in the first 12 months |
| Ground 1, moving in | 4 months’ notice, not in the first 12 months |
| Ground 14, antisocial behaviour | Court action can start straight away |
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No new Section 21 notices can be served in England since 1 May 2026, when the main Renters’ Rights Act changes came into force. Possession now uses Section 8 grounds.
It depends on the ground and the court. The notice period ranges from immediate to 4 months, then there is the court process. Getting the notice and evidence right first time avoids delay.
A correctly served notice, the tenancy agreement, proof of the ground (such as a rent ledger for arrears) and evidence of how and when the notice was served.
Education, not advice. Rules change and depend on your circumstances. Check GOV.UK and speak to a qualified adviser before you act.