No More Section 21: How to Legally Evict a Tenant in 2025
With Section 21 abolished, the way landlords remove tenants in England and Wales has undergone a fundamental change.
Many are asking: how can I now evict a tenant legally and efficiently in 2025? This comprehensive guide explains the new eviction process, outlines your legal responsibilities, and offers practical steps to protect your property and income without falling foul of the law.
Understanding the End of Section 21
Section 21, often called the “no-fault eviction,” allowed landlords to regain possession of their property without giving a reason, provided the correct notice was served and the fixed term had ended.
As of 2025, Section 21 is abolished. Landlords can no longer use it to evict tenants. This change, part of the wider Renters Reform Bill, shifts the private rental market towards indefinite tenancies and a more regulated eviction system.
Under the new system, landlords must provide a valid legal reason—known as a “ground for possession”—if they want to evict a tenant.
Why Has Section 21 Been Abolished?
The UK government aimed to rebalance power between tenants and landlords. Critics of Section 21 argued it was misused to evict renters unfairly or retaliate against complaints about repairs.
The new regime is designed to ensure that tenants feel more secure in their homes while landlords still have legal routes to reclaim their property when justified.
While this reform offers peace of mind to tenants, it raises serious questions for landlords: How do we regain possession when necessary? What new rules apply?
Let’s break it down step by step.
No More Section 21: How to Legally Evict a Tenant in 2025
Now that Section 21 is abolished, landlords must rely on Section 8 of the Housing Act 1988, which remains intact but has been expanded. Under this new regime, eviction is only possible for specific legal reasons.
These include, but are not limited to:
- Rent arrears
- Breach of tenancy terms
- Anti-social behaviour
- Landlord wishing to sell the property
- The landlord or family member moving in
- Repeated serious late payment of rent
Each of these reasons, or “grounds for possession,” requires evidence and may involve a court hearing if the tenant refuses to leave voluntarily.
Serving Notice Under Section 8 (2025 Rules)
Step 1: Identify the Ground
First, determine the correct legal ground under Section 8. You must be able to prove this ground to a judge if needed.
For example:
- Ground 8: Mandatory eviction for rent arrears of at least two months.
- Ground 1 (newly updated): Landlord intends to sell.
- Ground 14: Anti-social behaviour (discretionary).
Step 2: Serve a Valid Notice
Issue the correct form of notice—a Section 8 Notice—stating the grounds and how long the tenant has to leave (usually between 2 weeks to 2 months, depending on the ground).
Ensure the notice is filled correctly and delivered by acceptable methods (recorded delivery or in-person with a witness). Mistakes here can invalidate your case.
Common Grounds for Eviction in 2025
Let’s look at the most common grounds landlords will use now that Section 21 is abolished:
Rent Arrears (Ground 8)
If the tenant owes at least 2 months’ rent both at the time of notice and at the court hearing, possession is mandatory.
Tip: Keep records of rent schedules, payment dates, and arrears letters.
Property Sale (Updated Ground 1)
Landlords can now legally evict a tenant if they intend to sell the property.
Conditions:
- The property must have been let for at least six months.
- Landlord must demonstrate genuine intent to sell.
- Two months’ notice is typically required.
Moving Back In
You can now evict tenants if you or a close family plan to move in. This helps landlords who need the home for personal use, especially during significant life events.
Anti-Social Behaviour (Ground 14)
This remains a discretionary ground and can be invoked immediately without notice if the tenant is causing a nuisance or engaging in criminal activity. Evidence such as police reports or neighbour complaints is vital.
Eviction Process Timeline Post-Section 21 Abolition
No More Section 21: How to Legally Evict a Tenant in 2025 means you must understand the full legal timeline:
- Serve Section 8 Notice
- Wait for the Notice Period to Expire
- Apply to Court for Possession (if the tenant doesn’t leave)
- Attend Court Hearing (judge reviews your case)
- Possession Order Issued (if approved)
- Apply for a Bailiff Warrant (if the tenant remains)
- Bailiff Removes Tenant
The process can take 8 to 16 weeks or longer, especially if the case is contested.
Practical Tips to Protect Yourself
Now that Section 21 is abolished, landlords need to adapt. Follow these strategies to stay compliant and efficient:
Update Your Tenancy Agreements
Use a lawyer or landlord association to create contracts that align with the new rules. Ensure that all tenant obligations are clearly outlined.
Keep Detailed Records
Every late rent notice, repair request, and complaint should be documented. In court, the landlord who provides evidence wins.
Screen Tenants Thoroughly
With eviction more complex, prevention is critical. Use professional referencing and credit checks, and get employer references.
Consider Mediation
Courts now encourage alternative dispute resolution. Mediation can resolve issues more quickly and avoid costly proceedings.
What If the Tenant Refuses to Leave After a Possession Order?
If the court grants a possession order but the tenant stays beyond the date ordered, you must apply for a bailiff warrant. Only a court-appointed enforcement officer can legally remove a tenant.
Avoid using force or changing locks—this is considered illegal eviction and can result in hefty fines or even prison.
Legal Eviction in 2025 Without Section 21
Even though Section 21 is abolished, legal eviction is still possible. The key is to use valid grounds, follow procedural rules, and maintain strong records.
Landlords are not powerless—they need to navigate a more structured and transparent legal pathway. No More Section 21: How to Legally Evict a Tenant in 2025 is not about losing control but about learning the rules of a new system.
When You May Still Be Blocked from Evicting
While landlords still have the right to reclaim their property, there are specific situations where eviction may be blocked:
- Retaliatory Eviction Claims: If a tenant reports disrepair and you serve notice soon after, courts may reject your case.
- Failure to Provide Key Documents: If you didn’t issue a How to Rent guide, EPC, or Gas Safety Certificate, your case may be struck out.
- Ongoing Breach of Deposit Protection Laws: Failing to protect the deposit or serve prescribed information invalidates many eviction efforts.
How to Regain Control of Your Property in 2025
Despite fears around the new system, landlords who stay informed and organised will still succeed. Think of it as a more professionalised process—not an obstacle.
Use this checklist as a roadmap:
- Understand your legal grounds
- Serve correct notice with evidence
- Prepare for court if needed
- Use legal representation for complex cases
- Apply for bailiff assistance when appropriate
Landlord Support Networks Matter More Than Ever
With more compliance requirements, legal complexity, and longer timelines, independent landlords can feel overwhelmed. Joining organisations such as the British Landlords Association or NRLA can help you access up-to-date legal templates, case studies, helplines, and even legal representation at discounted rates.
In short, you are not alone. With proper support, No More Section 21: How to Legally Evict a Tenant in 2025 becomes a manageable and legally compliant process.
Frequently Asked Questions (FAQs)
Can I still evict tenants in 2025?
Yes, but you must now use Section 8 and have a valid legal reason—such as rent arrears, selling the property, or anti-social behaviour.
Is it harder to evict tenants now that Section 21 is gone?
Evictions are more regulated and take longer to process. However, they are still possible if you follow the correct legal procedure and have evidence.
What’s the notice period under Section 8 in 2025?
It depends on the ground used. For example, rent arrears (Ground 8) require 2 weeks’ notice. Selling the property typically requires 2 months.
Can I evict a tenant to sell my property?
Yes. One of the updated grounds for possession allows landlords to evict or sell the property, provided the tenant has lived there for at least six months.
Do I need to go to court?
Yes, if the tenant does not vacate by the date in the notice. A court must approve the eviction before bailiffs can act.
What if the tenant refuses to pay rent but leaves damage?
You can use Section 8 to evict on multiple grounds and then pursue legal action for damages and unpaid rent through small claims court.
Can I still serve a notice if the tenancy is periodic?
Yes. All tenancies are now periodic under the new rules, and Section 8 can still be used to regain possession.
Can I change the locks if the tenant won’t leave?
No. Only a court-appointed bailiff can remove a tenant. Changing locks without a warrant is a criminal offence.
Are eviction timelines longer in 2025?
Yes. Due to court backlogs and the need for legal grounds, the process can take 2–4 months or longer to complete.
Final Thoughts
No More Section 21: How to Legally Evict a Tenant in 2025 is a significant shift for the UK rental sector. The abolition of no-fault evictions requires landlords to operate with greater care, documentation, and a deeper understanding of the law.
While some landlords may feel this limits their power, others will see it as a step toward a more professional and predictable industry.
By learning how to navigate Section 8, staying compliant, and working with professionals, you can still protect your investment and manage your property effectively in 2025 and beyond.
The British Landlords Association is a national landlords’ association for UK landlords. It is one of the largest landlord associations in the UK. Join us now for £79.95!
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