The UK property rental market is facing one of its most significant legislative shakeups in decades. The long-anticipated Renters Reform Bill, first introduced in 2019, is finally moving through Parliament with strong momentum in 2025 and it brings with it the official abolition of Section 21 “no-fault” evictions.
If you’re a landlord or property investor, now is the time to understand how these changes will affect your rights, your tenants, and the future of buy-to-let (BTL) in the UK.
What is Section 21, and Why is it Being Abolished?
Section 21 of the Housing Act 1988 allows landlords to evict tenants without giving a reason, as long as they provide two months’ notice after a fixed-term tenancy ends.
Critics argue that this creates instability for renters and has contributed to homelessness. The government has pledged to replace it with a fairer system that balances tenant protection with landlord rights.
When is Section 21 Being Banned?
As of June 2025, the Renters Reform Bill is expected to become law by Q4 2025, with Section 21 evictions phased out six months later, giving landlords time to adapt.
Key Changes from the Renters Reform Bill
Here’s what landlords should prepare for:
Abolition of Section 21
Evictions must now go through Section 8, which requires landlords to state a valid reason (e.g. rent arrears, anti-social behaviour, or selling the property).
Shelter UK: Understanding Section 8 evictions
Introduction of a New Standard Tenancy Structure
Assured Shorthold Tenancies (ASTs) will be replaced with a single open-ended tenancy type, giving tenants more security and flexibility.
Faster Court Processes for Evictions
The government has promised to digitize and speed up court procedures for landlords using Section 8 to ensure legitimate evictions aren’t delayed.
A New Property Portal for Landlords
All landlords will be required to register their properties on a national database for transparency.
NRLA: Government’s proposed Property Portal
How Landlords Can Prepare
1. Review Your Tenancy Agreements
Make sure your tenancy agreements are up-to-date and compliant with the expected new rules.
2. Improve Tenant Relations
With no-fault evictions off the table, it’s vital to screen tenants thoroughly and maintain good communication throughout the tenancy.
3. Understand Section 8 Grounds
Learn the specific grounds under which you can still regain possession of your property — particularly if you’re planning to sell or move in.
4. Stay Up to Date with Legal Advice
Join a landlord association like the NRLA (National Residential Landlords Association) to stay informed and receive legal support.
Final Thoughts: Threat or Opportunity?
While the Renters Reform Bill might feel like a challenge, it could lead to a more professional and balanced rental sector. Landlords who adapt early, manage their properties responsibly, and follow legal processes correctly will still thrive in a post-Section 21 market.
This reform is not the end of buy-to-let it’s the beginning of a more transparent, tenant-focused system that still offers strong returns for smart, informed investors.
