The End of Section 21: Time Is Running Out for Landlords

The long‑anticipated end of Section 21 “no‑fault” evictions is now firmly on the horizon, and time is running out for landlords who may still be considering using it.

If you are thinking about serving a Section 21 notice, it is essential that you understand the critical deadlines involved and act as soon as possible. Missing any of these dates could mean losing the ability to regain possession under the current system altogether.

The Final Deadline to Serve a Section 21

After 1 May, landlords will no longer be able to serve a Section 21 notice.

This means the absolute last day a Section 21 can be served is Wednesday 30 April. While this is technically the final cut‑off, this is definitely leaving it too late and carries a significant risk.

Any delays, mistakes, or missing documentation at this stage could result in the notice being invalid or unusable, leaving landlords with no opportunity to correct errors before the deadline passes.

Court Paperwork Deadline – Friday 31 July

Serving the notice is only part of the process.

For a Section 21 to remain valid, the court paperwork must be received by the court no later than Friday 31 July. If the paperwork is not received by the court before this date, the Section 21 will no longer be valid, regardless of when the notice was served.

This is a strict deadline. If it is missed, the eviction cannot proceed under Section 21 under any circumstances.

Why Acting Early Is Essential

If you are considering using a Section 21 notice, the message is clear:

The sooner you act, the better.

Leaving matters until the last minute increases the risk of:

• Errors in notices or prescribed information

• Delays in preparing or issuing paperwork

• Court backlogs

• Running out of time entirely

  
  

Acting early gives landlords the best possible chance of ensuring the process is completed correctly, calmly, and within the required timeframes.

What Happens After Section 21 Ends?

Once Section 21 is no longer available, landlords will only be able to regain possession of a property by evicting for a valid legal reason, such as:

• Sale of the property

• Non‑payment of rent

• Serious breaches of the tenancy agreement

  
  

In all cases, landlords will be required to proceed through the courts and attend a hearing. This process is likely to be slower, more complex, and require evidence to be tested before a judge, rather than relying on the current no‑fault procedure.

A Detailed Look at Changes to Section 13 Rent Increases

Alongside the end of Section 21, landlords should also prepare for significant changes to Section 13 rent increases, which will affect both timing and risk when reviewing rents.

Current Position (Before 1 May)

At present, Section 13 notices can still be issued under the existing rules. Landlords may continue to follow the current statutory process, including the shorter notice period and the existing framework for tenant challenges.

Landlords who are already considering a rent review may therefore wish to act sooner rather than later while the current system remains in place.

What Changes From 1 May?

From 1 May, the Section 13 process will change in several important ways:

• Two months’ notice required

  Any Section 13 rent increase will require a minimum of two months’ notice, extending the time before a new rent can take effect.

  
  

• Tenant right to challenge expanded

  Tenants will have the right to refer the proposed rent increase to the First‑tier Tribunal, where the rent will be assessed independently against local market levels.

  
  

• Rent increase paused during tribunal proceedings

  If a tenant applies to the tribunal, the proposed rent will not take effect until the case has been heard and decided by a First‑tier Tribunal judge.

  
  

• No backdating of rent increases

  Crucially, the time spent waiting for the tribunal hearing will not be backdated by the judge. Even if the tribunal ultimately agrees that the rent increase is reasonable, landlords cannot recover the lost rent for the period spent waiting for the decision.

  
  

Why This Matters for Landlords

In practical terms, these changes mean that challenged rent increases could be delayed for several months, particularly if tribunal waiting times increase. During this period, landlords must continue to accept the existing rent, even where the proposed increase is fair, reasonable, and supported by market evidence.

This represents a significant shift in both financial planning and risk for landlords and reinforces the importance of:

• Accurate market assessments

• Realistic rent increases

• Early planning and advice

  
  

Our Advice to Landlords

With major changes now imminent, landlords are strongly advised to plan ahead.

If you are considering serving a Section 21 notice, acting sooner rather than later is the only way to guarantee you do not run out of time. Once these deadlines pass, eviction options will be more limited, slower, and reliant on court hearings.

Similarly, landlords should carefully consider the timing and potential challenges of future Section 13 rent increases, particularly once the new rules come into force.

The Eastern Landlords Association is here to support members through these changes and help landlords understand their rights, responsibilities, and options as the legislation evolves.