Use of Section 21 notices continued to climb in 2025, underlining landlord reliance on the mechanism just weeks before its abolition under the Renters’ Rights Act.
Research from LegalforLandlords found there were an estimated 11,586 Section 21 evictions in England in 2025, up 1.7% on the previous year. That follows a sharper 20.4% increase in 2024.
The figures highlight sustained demand for no-fault evictions ahead of reform, although activity slowed towards the end of the year, with a 7.5% drop recorded in Q4.
Section 21 allows landlords to regain possession without giving a reason, typically with two months’ notice, and has remained the dominant route despite impending legislative change.
GROUNDS FOR POSSESSION
However, the data captures only part of the picture, as many tenants vacate properties before cases reach court, meaning official repossession figures understate overall usage.
From 1 May, Section 21 will be scrapped as part of wider rental reform, alongside the removal of assured shorthold tenancies and the introduction of periodic tenancies.
The shift will fundamentally alter how landlords regain possession, with greater reliance placed on Section 8 notices.
Under the new system, landlords will need to cite specific grounds for possession, including rent arrears, anti-social behaviour or property damage. Additional provisions will also allow repossession where landlords need to sell, move into the property or house family members.
The changes are designed to strengthen tenant security, but are expected to increase complexity and extend timelines as more cases move through the courts.
FUNDAMENTAL SHIFT
Sim Sekhon (main picture, inset), Group Chief Executive Officer at LegalforLandlords, says: “The Renters’ Rights Act marks a fundamental shift in the private rental sector, removing Section 21 and placing greater emphasis on justified possession.
“While that may feel like a loss of control for some landlords, it doesn’t remove their ability to protect their assets, it simply changes how they do it.”
PROACTIVE APPROACH
And he adds: “The key will be understanding and correctly using the expanded Section 8 grounds, whether that’s addressing rent arrears, responding to tenant behaviour, or reclaiming a property to sell or house family.
“Landlords who take a proactive, informed approach, supported by the right legal expertise, will still be able to regain possession where there is a legitimate need, while remaining fully compliant in a more structured regulatory environment.”
