Nikka Sulton

The end of Section 21 is already changing how landlords regain possession of their properties, with new data suggesting a significant shift towards evidence-based eviction claims.

According to legal specialists Landlord Action, July was its busiest month for landlord enquiries in almost a year, excluding the exceptional surge seen during March and April before the Renters’ Rights Act came into force. The increase reflects the urgency many landlords faced as the final deadline approached for using existing Section 21 notices.

Landlords Rushed to Beat the Deadline

During July, more than 35% of enquiries received by Landlord Action progressed into formal instructions, while the total number of new cases rose 28% compared with July 2025. It also represented one of the firm’s busiest months over the past year.

Nearly one-third of all new instructions involved landlords attempting to begin possession proceedings before the 31 July court deadline, allowing them to continue using Section 21 notices that had been served before the legislation changed.

Under the transition arrangements introduced alongside the Renters’ Rights Act, landlords who had issued a valid Section 21 notice before 1 May 2026 were required to begin court proceedings by 31 July, or before the notice expired if that came first.

Those who failed to meet the deadline can no longer rely on their original Section 21 notice and must instead seek possession using one of the revised Section 8 grounds.

Heavy Demand Created Significant Pressure

Paul Shamplina, founder of Landlord Action, said the approaching deadline created considerable pressure throughout July, with the firm’s advisers handling an exceptionally high volume of enquiries.

He explained that many landlords waited until the final days before seeking legal advice, creating additional challenges because every possession claim required careful examination before it could be submitted.

Simply instructing a solicitor before the deadline did not guarantee a claim would be issued in time. Notices and supporting documents still needed to be reviewed thoroughly, as any errors could result in the court rejecting the application.

According to Shamplina, the surge in activity demonstrated the uncertainty many landlords experienced during the transition away from Section 21.

Missing the Deadline Has Consequences

Landlords who failed to submit proceedings before the deadline now face a different legal process.

Instead of relying on a no-fault eviction notice, they must establish that one of the new statutory grounds for possession applies to their circumstances.

This means providing evidence to support the specific reason for seeking possession, making the process more detailed than under the previous system.

Shamplina also warned that successfully submitting a claim before the deadline was only the first step.

Many landlords must now wait for possession cases to move through a court system that continues to face staffing shortages and significant workloads, potentially extending the time required to regain their properties.

Early Trends Emerging Under Section 8

The July figures also provide one of the first indications of how landlords are using the revised Section 8 grounds introduced under the Renters’ Rights Act.

Among the new possession cases:

39% relied on rent-related grounds, including Grounds 8, 10 and 11.
30% were based on Ground 1A, where landlords intend to sell the property.
8% involved Ground 1, allowing landlords or close family members to move into the home.
The remaining 29% involved a variety of other possession grounds, with some claims relying on multiple reasons.

These early figures suggest that rent arrears remain the most common reason landlords seek possession, while a significant proportion are choosing to regain properties because they intend to sell.

A More Evidence-Based Possession Process

The abolition of Section 21 marks a major shift in the way possession claims are handled.

Unlike the previous no-fault process, each Section 8 ground comes with its own legal requirements, notice periods and evidential standards.

Landlords must now demonstrate that the ground they are relying upon genuinely applies, making accurate documentation and proper preparation increasingly important.

Although it is still too early to draw long-term conclusions, the first wave of cases indicates that landlords are beginning to adapt to the new system. As more claims progress through the courts over the coming months, the practical impact of the Renters’ Rights Act on possession proceedings is expected to become much clearer.