Is your eviction notice actually valid?
Section 21 is gone, notice periods changed, and a notice is only the start of a court process — not a moving date. Tell us what you were served and when, and we'll apply the Renters' Rights Act 2024 rules to it.
What changed on 1 May 2026
- Section 21 “no-fault” eviction was abolished. Every eviction now needs a Section 8 ground — a legal reason, stated on the notice, proved at court if you don't leave.
- Notice periods were extended. Moving in, selling, and redevelopment grounds need 4 months' notice. Arrears grounds need 4 weeks.
- The first 12 months are protected. The moving-in and selling grounds can't be used at all during the first year of a tenancy.
- The arrears bar was raised. Mandatory possession for arrears (ground 8) now needs 3 months' rent owed — at service and at the hearing.
- Eviction-to-relist was banned. Use the selling ground, and the property can't be re-let or re-marketed for 12 months.
Why rent and eviction are connected
Refusing a rent increase is not a ground for eviction — and with Section 21 gone, a landlord can't respond to a Section 13 challenge with a no-fault notice. The main rent-related route left is arrears. That cuts two ways: if your rent is above market and you're struggling, challenging it (or negotiating it down) is also arrears prevention. Run a free rent check to see where your rent sits against the local comparable band.
Common questions
Can my landlord still evict me with a Section 21 notice?
Only in a narrow transition window. Section 21 was abolished on 1 May 2026. A notice served on or after that date is void. A notice served between 1 February and 30 April 2026 can only be used if the landlord starts a court claim by 31 July 2026; one served on or before 31 January 2026 had a 6-month life from service. And in every case the notice must have been valid when served — deposit, gas safety, EPC and licensing defects still kill it.
How much notice does a Section 8 eviction need?
It depends on the ground. Moving in (ground 1), selling (ground 1A) and major redevelopment (ground 6) need 4 months' notice. Rent arrears grounds (8, 10, 11) need 4 weeks. Antisocial behaviour (ground 14) has no minimum — proceedings can start straight away. The notice must state the ground; if it doesn't, get it checked.
Can I be evicted in the first year of my tenancy?
Not on the 'moving in' or 'selling' grounds. Grounds 1 and 1A cannot be used during the first 12 months of a tenancy under the Renters' Rights Act 2024. Other grounds — like serious arrears or antisocial behaviour — can apply at any time.
What is the ground 8 arrears threshold?
At least 3 months' rent (13 weeks if you pay weekly) must be owed both on the day the notice is served and on the day of the court hearing. That second test matters: if you reduce the arrears below 3 months before the hearing, the mandatory ground fails and the judge has discretion. The threshold was raised from 2 months by the Renters' Rights Act 2024.
Do I have to leave by the date on the notice?
No. The notice date is only the earliest day your landlord can start a court claim. You only ever have to leave when a court orders it and, ultimately, when bailiffs enforce that order. Leaving before a court order can also affect any homelessness duty the council owes you — get advice before handing back keys.
My landlord evicted me to 'sell' and the flat is back on the market — what can I do?
A landlord who relies on ground 1A can't re-let or re-advertise the property for 12 months. Report it to your council's private renting team with screenshots — civil penalties run up to £7,000 and up to £40,000 for the most serious breaches, and you may be able to apply to the First-tier Tribunal for a Rent Repayment Order.
Last reviewed: June 2026 · RRA 2024 framework · England only