Section 21 Evictions: A Landlord’s Guide to Legal Compliance in 2025
Updated November 2025 — by Tricketts Insurance Brokers
The law around renting is changing. The Renters’ Rights Act is now law and is expected to come into force in 2026. Once it does, “no-fault” evictions under Section 21 will be abolished. Until then, landlords can still use Section 21 notices to regain possession, but only if they follow the rules correctly.
What Is a Section 21 Notice?
A Section 21 notice allows landlords to end an assured shorthold tenancy without giving a reason. However, the notice may be invalid if you haven’t:
- Provided tenants with a valid gas safety certificate
- Protected the tenant’s deposit in a government-approved scheme
- Provided an energy performance certificate (EPC)
- Given tenants the government’s “How to Rent” guide
Failing any of these requirements can delay eviction, as the notice may be declared invalid. Check Section 21 notice requirements.
How Long Does a Section 21 Eviction Take?
Eviction is a three-stage process: notice period, court action, and enforcement by bailiffs. From serving the notice to the tenant leaving, it usually takes at least six months.
1. Notice Period
- Give tenants at least two months’ notice, or longer if required by the tenancy agreement.
- Use the correct Form 6A and ensure it is dated properly.
- Tenants are not required to leave immediately; the tenancy continues until a court orders possession or they leave voluntarily.
⚠️ Tip: Clear communication with tenants may prevent disputes and delays.
2. Court Action
If tenants do not leave when the notice expires, you must apply for a possession order through the court. Do not attempt self-eviction or lockouts — this is illegal.
- Submit the court application within six months of serving the notice (or four months if a longer notice period applies).
- The court may use either the accelerated possession procedure (usually decided on paperwork) or the general possession procedure (usually requires a hearing).
- If the notice is invalid, you will need to start the process again.
3. Eviction by Bailiffs
- Once you have a possession order and the tenant hasn’t left, apply for eviction via county court bailiffs or High Court Enforcement Officers (HCEOs).
- Bailiffs must provide tenants with at least two weeks’ notice before the eviction date.
- This stage may take a few more weeks to arrange.
Landlord Responsibilities & Best Practices
- Check the Section 21 notice carefully — use the correct form and date it properly.
- Protect deposits in a government-approved scheme.
- Provide all required certificates (gas safety, EPC).
- Communicate clearly with tenants to prevent disputes.
- Use the correct court procedure — accelerated possession is often faster for standard ASTs.
Upcoming Legal Changes
The Renters’ Rights Act, coming in 2026, will end Section 21 evictions. After that, landlords will need a legal reason to regain possession, such as rent arrears or selling the property. Preparing now will help ensure compliance and smooth tenancy management.
Resources for Landlords
This guide is for general informational purposes only and does not replace legal advice. Always consult a solicitor before pursuing eviction.