1. What is Section 21 and why is it going?

A Section 21 notice allows a landlord to regain possession of a property let on an assured shorthold tenancy without giving a reason. The landlord serves the notice using Form 6A, giving at least 2 months' notice. If the tenant does not leave, the landlord applies to court for a possession order.

The Renters' Rights Act 2025 (Royal Assent 27 October 2025) abolishes Section 21 from 1 May 2026. The government's stated aim is to end "no-fault evictions" that leave tenants without security.

1.1 Key dates

• 30 April 2026: last day to serve a valid Section 21 notice.
• 1 May 2026: Section 21 abolished. All ASTs convert to open-ended periodic tenancies. Fixed terms end.
• 31 July 2026: last day to file a Section 21 possession claim at court.
• Late 2026: PRS Database and Ombudsman Scheme launch.

2. What replaces Section 21

From 1 May 2026, landlords must use Section 8 of the Housing Act 1988, which requires a specific legal "ground" for possession. The Renters' Rights Act expands the grounds to 37 total.

2.1 Key new grounds

Ground 1 (move in): landlord or close family member wants to live in the property. 4 months' notice. Cannot be used within the first 12 months of the tenancy.

Ground 1A (sell): landlord intends to sell. 4 months' notice. Cannot be used within the first 12 months. After using this ground, the landlord cannot re-let or list the property (including on Airbnb) for 12 months.

Ground 8 (rent arrears): threshold increased from 2 to 3 months' arrears. 4 weeks' notice.

2.2 The 12-month re-letting ban

This is critical for landlords considering switching to short-term lets. If you use Ground 1 or Ground 1A to regain possession, you are banned from re-letting the property (including as an Airbnb) for 12 months from when the notice was served. You cannot evict a tenant to convert to short-term letting without a 12-month gap.

3. What landlords should do before the deadline

If you want to serve a Section 21 before 1 May 2026, use this checklist:

• Form 6A completed correctly.
• Deposit protected in a government-approved scheme (DPS, MyDeposits, or TDS) with prescribed information provided to the tenant within 30 days.
• Gas Safety Certificate provided to the tenant.
• Energy Performance Certificate (EPC) provided.
• "How to Rent" guide provided.
• Fixed term has expired (tenancy must be periodic).
• Minimum 2 months' notice given.
• Notice received by tenant by 30 April 2026 (serve by 26 April to be safe).
• Court application filed by 31 July 2026 if the tenant does not vacate.

If any of the above are not met, the Section 21 notice is invalid. Get legal advice before serving.

4. What this means for short-term letting

4.1 Why landlords are looking at STR

Loss of Section 21 means significantly reduced flexibility to regain possession of long-let properties. Court backlogs mean even valid Section 8 claims could take months. Short-term lets allow landlords to retain control of their property without a long-term tenancy to navigate.

4.2 But the STR window is also tightening

The government is simultaneously tightening short-term let rules to prevent a mass exodus from the long-term rental market:

• New C5 planning use class for short-term lets (expected 2026). Converting C3 to C5 may require planning permission.
• National registration scheme for all STR properties (expected 2026).
• London 90-night cap on whole-property lets. See our London 90-day rule guide.
• FHL tax regime abolished from April 2025. Mortgage interest now restricted to 20% credit. See our UK Airbnb tax guide.
• Council tax 100% second home premium from April 2025. See our council tax guide.

4.3 The practical position

Switching to short-term letting is still viable but it is now a hospitality business, not passive income. Professional management handles the operational complexity: listing, pricing, guest communication, cleaning, compliance. For more on what that involves, see our guide to England short-term let compliance and costs of running a holiday let.