Can Landlords Still Evict Tenants After Section 21 Was Abolished? A Greenford Landlord Guide

It is one of the biggest questions we hear from landlords — and often one that comes with a lot of uncertainty.

The rules changed on 1 May 2026. That is when the Renters' Rights Act 2025 took effect in England, and from that date the previous "no-fault" Section 21 process is no longer available. All existing assured shorthold tenancies converted to open-ended periodic tenancies, and fixed terms are gone. Many landlords have understandably wondered whether this means they have lost control over their own property.

The answer is no.

Landlords can still regain possession of their property, but the process has changed. Instead of being able to ask a tenant to leave without providing a reason, landlords must now rely on specific legal grounds and follow the correct procedures.

The transitional period has also now closed. Any Section 21 notice served before 1 May 2026 had to reach court by 31 July 2026, after that date it is unenforceable. Every possession claim from here runs through Section 8.

Let's break down what this means for landlords.

Can landlords still evict tenants?

Yes, landlords can still seek possession of their property.

The key difference is that evictions must now be based on a recognised legal ground. These grounds provide a reason why possession is being requested and must be supported by the correct evidence and procedures.

For many landlords, this change may feel significant, but it does not mean that tenants can remain in a property indefinitely regardless of the circumstances.

If there are issues such as unpaid rent, serious antisocial behaviour, tenancy breaches, or genuine reasons why a landlord needs the property back, there are still routes available.

It is also worth knowing that the change runs in both directions: tenants can now end a tenancy at any time by giving two months' notice, regardless of how long the landlord expected the tenancy to run.

The main reasons landlords may need possession

Possession grounds generally fall into two categories.

When there is a problem with the tenancy

Rent arrears

The main mandatory arrears ground (Ground 8) now requires at least three months' unpaid rent where rent is paid monthly, or 13 weeks where it is paid weekly or fortnightly — up from two months under the old rules. The notice period has also increased from two weeks to four weeks.

Two things catch landlords out. First, the arrears must be at that level both on the day the notice is served and on the day of the court hearing, if a tenant pays the balance down before the hearing, the ground falls away. Many landlords therefore also rely on Ground 10, a discretionary ground available where any rent is outstanding, as a backstop. Second, any arrears caused solely by a delayed Universal Credit housing payment must be left out of the calculation.

Accurate rent records are no longer just good practice — a rent ledger showing every payment due and received is what the court will want to see.

Antisocial behaviour

Serious antisocial behaviour can be a reason for landlords to seek possession.

Examples may include serious disturbances, threatening behaviour or significant disruption affecting neighbours or the property. The strength of the ground depends on the circumstances: where a tenant has been convicted of a relevant offence or has breached an injunction, a mandatory ground may apply, while other antisocial behaviour falls under a discretionary ground where the court weighs up whether possession is reasonable.

In every case, landlords must still follow the correct legal process rather than attempting to remove a tenant themselves.

Breaches of the tenancy agreement

Other breaches of the tenancy may also provide grounds for possession. This could include issues such as significant damage to the property or other serious breaches of the tenancy terms.

These are generally discretionary grounds, meaning the court decides whether possession is reasonable in the circumstances. Each situation will depend on the individual facts and the evidence available, so contemporaneous records — photographs, correspondence, inspection reports — carry real weight.

When the landlord needs the property back

When the landlord needs the property back

Selling the property (Ground 1A)

A landlord who genuinely intends to sell can use Ground 1A. It requires four months' notice, and the notice cannot expire within the first 12 months of the tenancy — in practice, the earliest it can be served is around month eight. Importantly, that clock did not reset on 1 May 2026; it runs from the start of the tenancy.

Moving into the property (Ground 1)

Ground 1 applies where the landlord, their spouse or civil partner, or a close family member genuinely intends to move in as their main home. Family here covers parents, grandparents, siblings, children and grandchildren — it does not extend to cousins, nieces or nephews. The same four months' notice and 12 month timing rules apply.

The restriction landlords most often miss

After using either ground, a 12 month restricted period applies during which the property cannot be relet or remarketed, including as short-term or holiday accommodation. Misusing a possession ground is now an offence that can attract a Rent Repayment Order of up to two years' rent, alongside local authority penalties.

If there is any doubt about whether a sale or move in will actually go ahead, take advice before serving notice. These grounds are not a replacement for Section 21, and treating them as one is where the real financial risk sits.

Important things landlords need to know

1. Landlords cannot remove tenants themselves

Even if a landlord has a valid reason for possession, they cannot simply change the locks, remove belongings or force a tenant to leave.

Doing so can amount to illegal eviction.

If a tenant does not leave after the correct process has been followed, landlords may need to apply to the court and, where necessary, use enforcement services.

2. Correct notice and paperwork are essential

One of the biggest mistakes landlords make is assuming the process is straightforward.

The correct notice, the correct grounds and accurate paperwork are all essential. The notice must set out particulars of the ground being relied on — "the tenant owes rent" is not enough. Errors can cause delays and may mean the process has to be restarted from the beginning.

Keeping proof of service matters just as much as the notice itself. A certificate of posting, a signed receipt or a timestamped email should be filed with the tenancy records.

3. Compliance still matters — just differently

Under the old Section 21 process, a missing gas safety certificate or EPC could invalidate a notice outright. That is no longer the case for most Section 8 grounds. But compliance has not become less important — it has simply moved from blocking notices to attracting enforcement, with local authority civil penalties running to £7,000 for initial breaches and up to £40,000 for serious or repeated ones, plus Rent Repayment Order exposure.

Note also that the How to Rent guide was withdrawn on 1 May 2026 and replaced by the Renters' Rights Act Information Sheet, which landlords were required to serve on all existing tenants by 31 May 2026. If that was missed, it is worth addressing now.

4. Deposit protection is now a gateway to possession

This is the single biggest compliance trap under the new rules. A court cannot make a possession order unless the deposit has been protected in an authorised scheme and the prescribed information served on the tenant or the deposit has been returned. The only exception is possession sought on anti-social behaviour grounds.

This is broader than the old Section 21 restriction, which caught many landlords out. If a deposit has been protected late or the prescribed information was never issued, the position can usually be corrected but it must be put right before the notice is served, not alongside it.

If you are unsure whether your deposits and paperwork are in order, it is worth checking now rather than at the point you need possession.

5. Registration is coming

From late 2026, landlords will need to register themselves and each of their properties on the new Private Rented Sector Database. Registration is set to become a requirement for seeking possession, so getting property and compliance records in order ahead of the rollout will save trouble later.

How long does the eviction process take?

The timescale can vary depending on the circumstances, the possession ground being used and court availability. With Section 21 gone, all claims now go through the Section 8 route, and the sector widely expects pressure on court listing times to increase.

The process may involve serving notice, waiting for the relevant period, applying to court if necessary and arranging enforcement if the tenant does not leave. Notice periods alone range from four weeks for serious rent arrears to four months for the sale and move in grounds, so the planning horizon is longer than it used to be.

The key message for landlords is to act early. If you notice problems developing, such as growing rent arrears or concerns about the future of the tenancy, addressing them sooner rather than later can help avoid unnecessary delays.

What does this mean for Greenford landlords?

The changes to eviction rules are significant, but they do not mean landlords have lost control of their properties.

The biggest difference is that landlords now need to be more organised and prepared. Where the old system rewarded landlords who could fall back on a no fault route, the new one rewards those whose paperwork is in order before a problem arises.

Keeping deposits protected, ensuring certificates are up to date, maintaining good communication records and understanding the correct procedures can help landlords manage their properties more effectively.

For Greenford landlords in particular the practical risk is not knowing that a rule has changed until the moment possession is needed. By then, some problems can no longer be fixed quickly.

The landlords who prepare properly are usually the ones who experience fewer problems.

Need support managing your rental property?

Understanding landlord responsibilities can be complicated, especially as regulations and processes continue to change.

At Argant Estates, we support landlords with residential lettings and property management, helping them manage their properties professionally while providing support with tenant communication, maintenance coordination and the day to day responsibilities of renting.

Whether you are letting your first property or managing an existing portfolio, our team can help you navigate the process with confidence.

Contact Argant Estates today to discuss how we can support your property goals.

Disclaimer

This article is for general informational purposes only and does not constitute legal, financial, or professional advice. While we strive to ensure accuracy, property laws, regulations and market conditions may change over time. We do not guarantee the completeness, reliability or current validity of the information provided.

Readers should independently verify information and seek professional guidance before making any property related decisions. Argant Estates is not liable for any losses or damages resulting from reliance on this content.