Section 21 will be abolished and how to serve a section 8

The Renters’ Rights Act abolishes Section 21 evictions

By abolishing Section 21, the government aims to end “arbitrary” evictions. In their view, this will provide renters with more security and stability, enabling them to establish a sense of belonging in their community. This means that Section 8 notices will become the primary mechanism for evicting tenants now that the Renters' Rights Act has become law. As part of these reforms, the government is introducing new mandatory grounds while also revising discretionary grounds to help landlords take their properties back “where there is good reason”. Here’s what they look like:

MANDATORY GROUNDS

Ground 1 (Amended) - If the landlord or family member wishes to move into the property. This can only be done after the tenancy has exceeded 12 months.

Ground 1A (New) - If the landlord intends to sell the property. This can only be done after the tenancy has exceeded 12 months.

Ground 2 - If the mortgage provider wishes to repossess the property.

Ground 2ZA - 2ZD (New) - If the leasehold has ended and the landlord does not own the freehold.

Ground 4 - If a property was let to a student by an educational institution for a fixed term of 12 months.

Ground 4A (New) - For student landlords not affiliated with an educational institution who need the property for new student tenants before the start of the academic year.

Ground 5 - If a religious organisation owns the property and needs a minister of religion to live in it.

Ground 6 - If a landlord wishes to demolish or redevelop the rented property to the extent that the tenant cannot live there.

Ground 6A (New) - If the landlord needs possession to comply with enforcement action.

Ground 7 - If a tenant has passed away (this cannot be used if a surviving spouse is living in the property)

Ground 7A - If the tenant has committed “serious antisocial behaviour.”

Ground 7B - If the tenant does not have a right to rent in the property.

Ground 8 (Amended) -  If the tenant is at least three months in arrears (or 13 weeks if rent is paid weekly or fortnightly)

DISCRETIONARY GROUNDS

Ground 9 - If a landlord has provided accommodation that is like-for-like for the current tenancy.

Ground 10 - If the tenant is in rent arrears but less than Ground 8.

Ground 11 - If the tenant is constantly late in paying rent, but is not in rent arrears.

Ground 12 - If the tenant has breached the tenancy agreement, excluding rent payments.

Ground 13 - If the tenant has deteriorated or neglected the landlord’s property.

Ground 14 - If the tenant is a nuisance or annoyance to neighbours, or is using the property for illegal or immoral activity.

Ground 14A (New) - Social landlords can evict a domestic violence perpetrator if the victim has fled.

Ground 14ZA (New) - If the tenant or adult at the property has been convicted of an indictable offence during a UK riot.

Ground 15 - If the tenant caused damage to furniture provided by the landlord.

Ground 17 - If the tenant was given the tenancy with a “false statement.”

Ground 18 (New) - The tenancy is for supported accommodation, and the tenant refuses to engage in support.

Agents and landlords prefer Section 21 to Section 8 for several reasons. Here are the impacts.

INCREASED ADMIN AND RESPONSIBILITY FOR LETTING AGENTS

According to Goodlord’s State of the Lettings Industry report, 30% of surveyed agents struggle with their workload in 2025. Section 8 notices are more complex than Section 21 notices, heaping more admin onto your Agents plate. Furthermore, landlords often seek expert advice from letting agents. The abolition of Section 21 increases the burden on an Agent to understand the revised rules and deliver the service you expect.

Citing the right grounds is key

Mistakes on a Section 8 notice are particularly costly.

Courts reject notices with incorrectly cited grounds, prolonging an already cumbersome process.

For example, letting agents and landlords were already complaining of significant eviction delays in 2025.

With no major court reform expected before the Renters’ Rights Act takes effect, these delays will worsen.

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