Yes, you can still serve a Section 21 notice today, but the clock is ticking. The Renters’ Rights Bill (often called the Renters’ Reform Bill) is moving quickly through Parliament and is on track to abolish “no‑fault” evictions as soon as October 2025. Act now to protect your position and plan for a post‑Section 21 world.
Why the Question Matters
Searches for “are Section 21 notices still valid” have surged over the past year, as landlords try to stay ahead of the biggest shake‑up to letting law in a generation. Conflicting headlines haven’t helped:
- “Section 21 axed by Christmas!”
- “No More Evictions Until 2026…”
So where do things really stand today?
Snapshot of the Renters’ Rights Bill
| Legislative stage | Date | What it means |
| Committee Stage (House of Lords) | 16 May 2025 | Bill debated clause‑by‑clause and approved — no major delays. |
| Report Stage (expected) | Early June 2025 | Peers can propose final amendments. |
| Royal Assent (target) | Summer 2025 | Once granted, a Commencement Date is set—government hints at October 2025–Jan 2026 roll‑out. |
Peers are already arguing over whether landlords need a structured transition period before Section 21 is switched off.
Are Section 21 Notices Still Valid Today?
Yes. Until the Commencement Date arrives, the Housing Act 1988 remains intact. That means:
- You may serve a Section 21 notice (provided all usual compliance boxes are ticked: ).
- Courts will still grant possession where the notice and paperwork are correct.
Industry experts confirm landlords can rely on Section 21 throughout 2025—but timing is everything.
Key Deadline
Under the Bill’s Schedule 6 transition rules, the last moment you can serve a brand‑new Section 21 notice is on the working day before the Commencement Date. Notices validly served before that cut‑off will continue through the courts even after abolition.
Life After Section 21: What Changes?
- No‑fault evictions disappear. Landlords must rely on Section 8 grounds.
- New grounds & evidence rules. Selling, moving in, or rent arrears all get revised notice periods.
Failing to adapt could leave a landlord unable to regain possession for months—especially if paperwork is flawed.
How Landlords Should Prepare Now
- Audit your portfolio. Check compliance items (EICR, EPC, deposit scheme, How to Rent).
- Review problem tenancies. If you foresee needing possession, consider acting before the Bill takes effect.
- Update your strategy. Get familiar with Section 8 grounds and evidential standards.
- Stay informed. Parliamentary timetables can shift in weeks, not months.
Why Use Possession Proceedings?
- Specialist focus. We live and breathe landlord & tenant litigation—no generalist distractions.
- Transparent pricing. Fixed fees for each stage.
Navigating the end of Section 21 alone is risky. Let our experts handle the paperwork so you keep control of your property.
Frequently Asked Questions
1. If I serve a Section 21 notice today, will it still be honoured after the law changes?
Yes—provided it was valid when served and the claim is issued within the current six‑month limit.
2. Should I wait for the new system instead?
That depends on your reason for possession. Section 8 grounds may be more suitable for rent arrears or serious breaches even now.
3. Will landlords get any compensation for lost flexibility?
No plans exist for direct compensation, but the government is consulting on faster courts and mediation pilots to balance the reforms.
Final Thoughts
The answer to “are Section 21 notices still valid?” is yes—for now. But the window is narrowing. With the Renters’ Rights Bill on the home straight, proactive landlords should:
- Serve any necessary notices sooner rather than later, and
- Line up professional representation for the post‑Section 21 era.
Possession Proceedings is ready to guide you through every stage. Get in touch before the rules change.
