If you let property in North London, the way you end a private tenancy has changed for good. The Renters’ Rights Act 2025, whose main private rented sector rules took effect on 1 May 2026, has abolished Section 21 no-fault evictions for new and existing private tenancies in England. Apart from short transitional cases where a valid notice was served before 1 May 2026, possession now runs through Section 8 of the Housing Act 1988.
That means you need a valid legal ground, the correct notice period, and evidence that holds up in court. If you own a rental home, this reshapes how you plan any eviction from here on. It is worth understanding why Section 21 has gone for London landlords before you take any action.
What changed on 1 May 2026
On the commencement date, most assured shorthold tenancies in the private rented sector became assured periodic tenancies. Fixed terms fell away for most private lets, and tenants can usually stay unless they give notice or the landlord proves a Section 8 ground. You can read more about fixed term to periodic transitions if your agreements pre-date the change.
You also cannot serve a new Section 21 notice. The last valid Section 21 notice had to be served before 1 May 2026. If you served one before the cut-off, you generally need to issue proceedings by the earlier of the time left on the notice and 31 July 2026. Miss that window and the notice is likely to be unusable. This is the point behind the July 2026 deadline for legacy Section 21 notices.
There was paperwork too. Most landlords and agents had to give existing tenants the official Information Sheet by 31 May 2026. The penalty for missing it can be up to £7,000, which is the risk behind the May 2026 tenancy statement deadline. You can see the full sequence in the government’s implementation roadmap.
Say you own a 2-bed flat in Wood Green and your tenant stopped paying rent in spring. Under the old system, you might have considered Section 21. That route has closed. You now choose a Section 8 ground, prove it, and give the correct notice. The notice periods under the reformed regime are the first thing to get right.
The grounds and notice periods that matter
Section 8 still splits into mandatory grounds, where the court must grant possession if the ground is proved, and discretionary grounds, where the judge decides whether eviction is reasonable.
| Ground | Reason | Notice period | Type |
|---|---|---|---|
| Ground 1 | You or a close family member intends to move in | 4 months | Mandatory |
| Ground 1A | You intend to sell the property | 4 months | Mandatory |
| Ground 8 | Serious rent arrears of at least 3 months, or 13 weeks for weekly or fortnightly rent | 4 weeks | Mandatory |
| Ground 10 | Some rent arrears | 4 weeks | Discretionary |
| Ground 14 | Anti-social behaviour or nuisance | None. Proceedings can start straight away | Discretionary |
Two points catch landlords out. Grounds 1 and 1A cannot normally expire within the first 12 months of a new tenancy. There is also a 12-month no re-let and no remarketing restricted period after using Ground 1 or 1A, unless an exception applies. Breaching that restriction can lead to a financial penalty of up to £40,000. There is more detail in this note on the strengthened Section 8 grounds.
The serious arrears threshold has also risen. Ground 8 now needs at least 3 months’ rent arrears, or 13 weeks where rent is paid weekly or fortnightly. Your rent records need to be exact. Where arrears are the real issue, our debt recovery service can chase the money as a separate claim while the possession case runs. Get the ground, wording or notice period wrong and the notice may fail, which is how most Section 8 notice mistakes derail a case.
Every case needs stronger evidence
With the accelerated Section 21 route effectively ending after the transitional period, most possession cases will now involve a standard court process and a hearing. London county courts are already busy, so expect timing to matter. It helps to know how possession hearings work before you file.
Build your file early. That means rent ledgers, the tenancy agreement, the written statement of terms, the Information Sheet, inspection notes, warning letters, and correspondence with the tenant. This is the evidence you will need for possession.
If your tenant raises a disrepair counterclaim, it becomes a dispute in its own right. Our civil litigation solicitors in North London can run the possession claim and the counterclaim together, rather than letting one stall the other.
Your rental property is also part of your wider estate. It is worth keeping your will writing service up to date so a portfolio passes the way you intend. If a landlord in the family dies, probate solicitors in London can deal with any let property before it is sold or transferred. As experienced North London solicitors, we can join those threads together.
Frequently asked questions
Can landlords still evict tenants after the Renters’ Rights Act?
Yes. You can still recover possession, but you need a valid Section 8 ground and proper evidence.
Is Section 21 gone completely?
For anything new, yes. Only valid notices served before 1 May 2026 remain relevant, and they are subject to strict transitional deadlines.
How much notice do I have to give a tenant now?
It depends on the ground. Selling or moving in usually needs 4 months. Serious rent arrears needs 4 weeks. Serious anti-social behaviour can start without a notice period.
Can I still put the rent up?
Yes, but generally only once every 12 months, at market rate, through the Section 13 process. Your tenant can challenge it.
Talk to us before you serve anything
Ending a tenancy is now slower, more technical and less forgiving of mistakes. Before you serve a notice or issue a claim, get it checked. Contact Atalaw Solicitors and we will tell you which ground fits your situation, what notice you owe, and how strong your case really looks.