What replaces Section 21?

Section 8. Since 1 May 2026, Section 8 is the only route a landlord can use to evict you — and unlike Section 21, they must give a specific legal reason.

Under Section 8, a landlord must state one of the defined legal grounds for wanting you to leave. The most common grounds are: serious rent arrears (three months or more), anti-social behaviour, the landlord genuinely needing to sell the property (Ground 1A), or the landlord needing to move back in (Ground 1).

The notice must be on the official Form 3A. Most grounds require four months' notice. If you don't leave when the notice expires, your landlord must apply to court for a possession order — a judge will then decide whether the stated ground is valid.

This is a significant shift from Section 21, where no reason was needed and the process was much faster. Section 8 requires your landlord to justify the eviction, and you have the right to challenge it.

If you receive a Section 8 notice, read it carefully and note which ground is being used. Visit Shelter's guidance on new eviction procedures to understand whether that ground legitimately applies to your situation.