Understanding Section 21 Transitional Rules under the Renters’ Rights Act 2025

by Patrick Garratt - 27th October 2025

The Renters’ Rights Act 2025 has received Royal Ascent and will abolish Section 21 of the Housing Act 1988. This will end “no-fault” evictions and convert all existing Assured Shorthold Tenancies (ASTs) into periodic tenancies.

The government are soon to announce the deadlines for implementation of the legislation. At the moment, the best estimates are that the implementation date for the main provisions of the legislation will be within the first six months of 2026.

There are transitional arrangements included within the legislation meaning that landlords will still be able to rely on Section 21 notices issued prior to the implementation.

The Key Transitional Rule

If you serve a valid Section 21 notice before the Act’s commencement date, you can still rely on it.
But you must apply for possession within the earliest of:

a) 6 months from the date the notice was served.

b) 4 months from the expiry date of the notice.

c) 3 months from the Act’s commencement date.

After commencement, no new Section 21 notices will be valid.

For tenancies ending 30th June 2026

To rely on a S21 notice for tenancies ending 30th June, the implementation date must be after 1st April 2026, and S21 notice served between 1st March and 31st March 2026.

For tenancies ending 31st July 2026

To rely on a S21 notice for tenancies ending 31st July 2026, the implementation date must be after 1st May 2026, and S21 notice served between 1st April and 30th April 2026.

For tenancies ending 31st August 2026

To rely on a S21 notice for tenancies ending 31st August 2026, the implementation date must be after 1st June 2026, and S21 notice served between 1st May and 31st May 2026.

** This article is for general information only. It does not constitute legal advice and should not be relied upon as such. **