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Prepare for Section 21 abolition.
Section 21 ends May 2026 — what evictions look like under Section 8 grounds only.
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Costs, timelines, pitfalls and the right questions to ask before any landlord services starts on section 21 Abolition May.
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Notice periods longer
Most grounds 2-4 months notice now.
Mandatory grounds harder
Ground 8A requires 3 separate arrears periods.
FTT challenges
Tenants can challenge at First-tier Tribunal.
Court backlogs
Possession hearings 6-12 month wait.
Costs & timeline
Know what it costs. Know when it ends.
Indicative UK ranges and what affects price.
Cost range
By job type
Inc. VAT · 2026
Source: NMT quotes
Source: NMT quotes
Section 8 notice (DIY)Free form
£1–£1
Solicitor-drafted Section 8Recommended
£150–£400
Possession claim court feeFixed
£355–£355
Solicitor full possessionPer case
£1k–£3.5k
Warrant of possession bailiffCourt fee
£130–£130
Average eviction timeUnder new system
£8–£14
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Quote spread is typically ± 18% — always get 3 quotes.
At a glance
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Landlord Services explained
The Renters' Rights Act 2025 abolishes Section 21 no-fault evictions from 1 May 2026. All fixed-term assured shorthold tenancies convert to assured periodic tenancies on that date. UK landlords must use new statutory possession grounds. Expect to pay £500–£3,500 for UK landlord eviction under new rules.
What Does the Work Involve?
From 1 May 2026 Section 21 no-fault notices invalid. Landlords use expanded Section 8 grounds: mandatory rent arrears (Ground 8A: 3 months arrears 3 times in 3 years), landlord moving in (Ground 1), selling (Ground 1A), anti-social behaviour (Grounds 7A/14), pets damage. Notice periods vary 2 weeks to 4 months.
Typical Costs
| Item | Low (£) | High (£) | Notes |
|---|---|---|---|
| Section 8 notice (DIY) | 0 | 0 | Free form |
| Solicitor-drafted Section 8 | 150 | 400 | Recommended |
| Possession claim court fee | 355 | 355 | Fixed |
| Solicitor full possession | 1,000 | 3,500 | Per case |
| Warrant of possession bailiff | 130 | 130 | Court fee |
| Average eviction time | 8 months | 14 months | Under new system |
| Rent arrears compensation | varies | varies | Money claim separate |
How Long Does It Take?
From notice to possession: 8-14 months expected. Court backlogs major factor.
UK Regulations
Renters' Rights Act 2025 (Royal Assent 27 October 2025). Commencement 1 May 2026. Housing Act 1988 amendments. Schedule 2 grounds expanded.
Common Problems
- Notice periods longer: Most grounds 2-4 months notice now.
- Mandatory grounds harder: Ground 8A requires 3 separate arrears periods.
- FTT challenges: Tenants can challenge at First-tier Tribunal.
- Court backlogs: Possession hearings 6-12 month wait.
Frequently Asked Questions
When does Section 21 end?
1 May 2026 "Big Bang" commencement. All existing fixed-term ASTs convert to periodic same day.
Can I still issue S21 now?
Until 1 May 2026: yes, S21 still valid. After: invalid even for notices issued before commencement.
Best ground for selling?
Ground 1A — selling property. 4 months notice. Can't re-let for 12 months after.
Anti-social tenant?
Ground 14 discretionary. Ground 7A mandatory for serious. Police/council evidence helps.
Rent arrears threshold?
Ground 8A mandatory: 3 months arrears 3 times in 3 years. Higher bar than old Ground 8.
What happens to fixed terms?
All fixed-term ASTs convert to periodic 1 May 2026. No new fixed-terms allowed.
This guide was written with AI assistance and is intended for general information only. Prices are estimates based on UK averages and may vary by region. Always get at least three quotes and consult a qualified professional before starting any work.
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