The countdown to the end of Section 21 is officially on and letting agents are on the brink of one of the most significant shifts in UK rental law in decades.
The Renters’ Reform Bill is expected to come into force in early 2026, but some measures, including the abolition of Section 21 (and ‘no-fault evictions’), are likely to be prioritised and could take effect as soon as autumn 2025.
That means letting agents must start preparing now for life without Section 21.
Section 21 has long offered landlords (and letting agents) a quick, straightforward route to regain possession. Once it’s abolished, the process will become slower, more complex and far more legally sensitive.
Without the right systems in place, delays, disputes and compliance risks could quickly pile up for landlords and their letting agents.
This blog covers what’s changing, why it matters, and how you can prepare. We’ve also included practical steps and tools to stay ahead, including Alto letting agent software.
What is Section 21 and why is it being abolished?
Under Section 21, landlords have been able to evict without giving a reason, as long as it was an assured shorthold tenancy. They’d serve Form 6A, give at least two months’ notice and then apply for possession – typically via an accelerated court process, with no in-person hearing needed unless the tenant challenged the claim.
But campaigners and MPs argue that so-called ‘no fault evictions’ have left too many tenants vulnerable. People have found themselves evicted for complaining about disrepair, or for no reason at all – forced to move out of homes they’d lived in for years. Abolishing Section 21 is seen by many as a necessary step toward giving renters more security.
The Government now plans to remove Section 21 and intend on replacing it with a revised Section 8 eviction process that requires landlords to state and prove a legal reason for ending a tenancy.
The controversy behind Section 21 abolition
While tenant rights groups have welcomed the change, there have been warnings about the ripple effect it could have across the sector.
Landlord confidence has already shown signs of waning. A SpareRoom survey found that two thirds of UK landlords plan to either reduce their property portfolios or leave the sector altogether in 2025. Even more striking, 88% said they have no confidence in the rental market’s future.
The National Residential Landlords Association (NRLA) hasn’t minced words either, calling the current shape of the Renters’ Reform Bill a ‘dog’s dinner’.
The concern from many is that the added complexity, slower possession processes and legal uncertainty will drive more landlords out of the market – shrinking supply just as demand is peaking.
That could mean higher rents, fewer properties and more competition for tenants, which is the opposite of what reformers want.
There’s also a risk for tenants. If more evictions go through the Section 8 court process, more renters could end up with County Court Judgements (CCJs) due to rent arrears or disputes. That damages credit scores and could limit access to future rentals, even for tenants with otherwise strong records.
What it all means for landlords
Landlords are facing a very different future. Without Section 21, they’ll need to:
- Give a valid reason to regain possession – under Section 8 eviction grounds
- Wait longer – up to four months in many cases
- Navigate the courts – no more fast-track process
- Ensure perfect compliance – missing paperwork can delay or invalidate cases
Landlords will need more from their letting agents than ever before – legal insight, admin support and trusted tools that ensure bulletproof processes.
What it means for letting agents
1. No more fast-track possession
Section 21 has always been the easiest route when a property needs repossessing, but not any more. Once Section 21 is gone, every eviction must go through Section 8 and agents must understand the legal grounds, evidence requirements and timelines this involves.
It will be a tricky transition period, especially without the right support and systems in place.
2. Eviction will take longer and cost more
Section 8 often requires a court hearing. That means waiting months for a decision, preparing detailed evidence and handling potential disputes. This slows down turnover, risks void periods and could reduce landlord (and therefore potentially letting agent) revenue.
3. The risk of non-compliance just got serious
Before, if you missed a gas certificate or forgot an EPC or made a mistake with deposit registration, you could fix it. Now, it might tank your landlord’s entire case for repossession. Agents will need airtight compliance systems in place – with absolutely no exceptions.
4. Landlords will need more support
During the introduction of the Bill, and in the months and years that follow, landlords will need far more guidance and reassurance from their letting agents. It won’t be enough to simply manage the property. Agents will be relied on for legal insight, clear communication strategies and watertight documentation that keeps tenancies compliant and enforceable.
How can letting agents prepare for the abolition of Section 21?
1. Audit all existing Section 21 cases
Check every Form 6A issued. Use guidance from Fixflo and OpenRent to ensure service dates, notice periods, and required documents are watertight. If notices are invalid or close to expiry, act fast.
2. Understand and train for Section 8
Section 8 eviction grounds include rent arrears, anti-social behaviour, and landlord sale or move-in. Agents must know how to apply these correctly and gather proper evidence.
3. Tighten compliance across the board
Compliance has always been important, but now it’s absolutely vital. Every single item matters – and must be fully documented, including:
- Gas safety certificates
- EPCs
- Deposit protection
- Issuing of ‘How to rent’ guide
- Local licensing (if required)
4. Communicate early and often
Reach out to your landlords now to reassure them, explain the changes and offer solutions. The more proactive your messaging, the more trust you’ll build – and the more likely landlords are to stick with your agency.
How Alto letting agent software helps agents manage the end of Section 21
Alto is the UK’s most trusted letting agency CRM, used by thousands of agents to manage tenancies, compliance and comms.
We’ve taken extra steps to prepare for the abolition of Section 21, ensuring Alto is the ultimate tool for navigating the transition and staying ahead in a post–Section 21 landscape.
It’s full of features to help you stay in control, avoid legal missteps and support both landlords and tenants every step of the way.
1. Automatic notice generation
Create Form 6A (while it’s still valid) and generate updated Section 8 notices with the correct legal formatting, notice periods, and grounds – reducing the risk of human error.
2. Compliance dashboard
Instantly see which documents are missing – including EPCs, gas safety certificates, deposit registration and ‘How to rent’ guides. Alto flags compliance gaps before they cause problems.
3. Deadline alerts and tracking
Alto keeps track of key notice and court dates. You’ll receive alerts when deadlines approach – making it easier to manage transitions, lock in last-minute Section 21 notices or trigger timely Section 8 actions.
4. Audit trail and document storage
Every notice, certificate and tenant document is securely stored with timestamps, giving you court-ready evidence if disputes arise.
5. Tenant communication tools
Send notices, reminders and updates to tenants from one place. Alto logs all replies and responses, reducing confusion and speeding up resolution.
6. Landlord communication made simple
Alto helps agents keep landlords informed at every stage. You can send status updates, key date reminders and legal summaries – strengthening trust and improving retention at a time when many landlords are feeling shaken.
The bottom line: Get ahead now
The end of Section 21 will reshape the rental sector – replacing a simple, fast-track process with one that’s more complex, slower and legally demanding. It’s no surprise that many landlords are feeling uneasy about what’s next.
But for letting agents, this moment is also an opportunity. Those who act early by tightening compliance, training their teams and proactively supporting landlords, will be best placed to succeed in a more regulated market.
Learn how Alto can support your agency through the abolition of Section 21
Alto can help you lead that change with confidence.
Learn how Alto can support your agency through the abolition of Section 21
