Section 21 is no longer available for the reformed assured regime. Possession depends on a valid ground, the applicable notice, evidence and the court process. Different arrangements and surviving proceedings require individual review.
Choose the correct legal route
Start with the tenancy type, the reason possession is sought and whether any relevant notice predates the May 2026 reforms.
- For an in-scope assured periodic tenancy, identify a valid section 8 ground and its conditions. A wish to end the arrangement is not itself a ground.
- Check restrictions, minimum notice, deposit requirements and evidence for the selected ground. Current form 3A and service rules matter.
- A new section 21 notice is not available under the reformed regime. Obtain advice on any genuinely transitional proceedings rather than reusing an old template.
Build the evidence before service
The notice should describe an established case, not a hoped-for future fact.
- For arrears, reconcile the schedule and check benefit-delay adjustments, debt protections and any dispute affecting liability.
- For sale or occupation grounds, keep evidence of the genuine intention and check the initial protected period and later letting restrictions.
- Have the notice, parties, dates and service method checked. Keep the exact served version and proof of service.
After the notice
Expiry does not authorise changing locks or physically removing a tenant.
- If the tenant remains, use the appropriate court process and comply with hearing and evidence requirements.
- Follow the lawful enforcement route if an order is not complied with. Do not use self-help eviction or cut off services.
- If the tenant agrees to leave earlier, record a valid agreement and handover arrangements. Check rent, deposit and remaining belongings separately.
Example: the notice expires but the tenant stays
A fictional landlord has served a valid notice and the stated date has passed. The next step is the appropriate possession claim, not taking the keys or removing belongings. Keep rent and communication records current while the legal process continues.
What to do
- Confirm the tenancy type and the facts supporting the proposed ground.
- Check the current notice, restrictions and evidence before service.
- Obtain qualified advice where validity, arrears or possession is disputed.
Evidence to keep
- Agreement, notices and service records
- Ground-specific evidence and court documents
Sources and guidance
- Assured periodic tenancies: landlord guideUK Government · checked 20 October 2026