Landlords across England are being urged to act quickly if they intend to rely on Section 21 “no-fault” eviction notices issued before the latest changes to the private rented sector came into force.
Legal specialists have warned that while notices served before 1 May can still, in certain cases, be progressed under the previous system, there is now a strict and final deadline for taking court action.
According to property litigation experts at mfg Solicitors, landlords only have until 31 July to submit possession claims linked to valid Section 21 notices served prior to the introduction of the Renters’ Rights Act reforms.
Strict Deadline for Court Action
Claire Liddy, an associate in the civil litigation team at mfg Solicitors, has emphasised that the end of July marks a critical cut-off point for landlords wishing to proceed under the old rules.
She explained that any landlord who misses this deadline will lose the ability to rely on Section 21 entirely, even if the notice was originally valid. In addition, if the notice is found to be defective or improperly served, it will automatically lapse.
Once this happens, the tenancy will convert into an assured periodic tenancy, meaning landlords will no longer be able to pursue eviction through the former “no-fault” process.
Instead, they will be required to use the updated Section 8 route, which introduces a more structured legal process based on specific grounds for possession.
Shift Towards Section 8 Process
Under Section 8 rules, landlords must clearly state a legally recognised reason for seeking possession of the property. This may include rent arrears, breaches of tenancy agreements, anti-social behaviour, or plans to sell the property.
Unlike the previous system, landlords will also be required to present supporting evidence to a court in order to justify their claim.
This marks a significant shift towards a more evidence-based approach, where possession cases are assessed on documented grounds rather than procedural notice alone.
Greater Emphasis on Compliance and Record-Keeping
Liddy has noted that while the Renters’ Rights Act is designed to strengthen protections for tenants and improve overall housing standards, it also introduces a higher level of responsibility for landlords.
She explained that the removal of Section 21 will place much greater importance on accurate record-keeping and strict compliance with legal processes.
Landlords seeking to regain possession will need to ensure that all documentation is complete, correct, and capable of standing up to legal scrutiny. Any errors in notices or tenancy records could result in delays, increased costs, or unsuccessful claims.
Operational Impact for Landlords
Much of the public discussion around the new legislation has focused on policy changes and tenant protections. However, according to legal professionals, the most immediate impact for landlords is likely to be operational.
Day-to-day property management will require greater attention to detail, whether landlords manage their properties independently or through letting agents.
Processes, paperwork, and communication records will all need to meet higher standards to ensure compliance with the updated legal framework. This reflects a broader shift in the private rented sector towards more formalised and regulated procedures.
Growing Demand for Legal Guidance
Liddy also highlighted that an increasing number of landlords are now seeking professional advice to ensure they are correctly following the new requirements.
This trend is expected to continue as the legal changes become more established and landlords adapt to the revised eviction framework.
With the abolition of Section 21 “no-fault” evictions, understanding the correct legal pathway for possession has become more important than ever.
Final Deadline Approaching
The key message from legal experts is clear: 31 July is the final opportunity for landlords who served Section 21 notices before 1 May to bring court proceedings under the old system.
After this date, the ability to rely on those notices will no longer exist, and landlords will need to follow the new Section 8 process for any future possession claims.
As a result, landlords are being strongly encouraged to review their cases without delay and seek appropriate legal guidance where necessary to avoid missing the deadline.
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