Time is running out for landlords across England and Wales.
With the Renters’ Rights Bill set to abolish Section 21 evictions in 2025, the final opportunity to regain possession of your property using the no-fault route is rapidly approaching.
Fail to serve your notice on time, and you’ll be forced to rely solely on lengthier, evidence-heavy Section 8 claims. If your tenant isn’t in breach of the agreement, you may lose your only practical path to possession.
This guide breaks down what’s happening, when the deadline is likely to fall, and how Helpland helps you serve a compliant Section 21 notice, before it’s too late.
Section 21 has long been a cornerstone of landlord strategy, a legal route to end a tenancy without needing to prove fault. It’s typically used to regain control of a property at the end of a fixed term, or during a rolling periodic tenancy.
However, this mechanism is on its way out.
The government has confirmed its intention to abolish Section 21 under the Renters’ Rights Bill, replacing it with a more regulated, fault-based eviction system. The bill is designed to increase security for tenants but will significantly narrow landlords’ options, especially when it comes to acting preventatively.
Once abolished, you’ll need to prove specific grounds (like rent arrears or anti-social behaviour) via a Section 8 claim. That route, while valid, is slower, more complex, and often contested.
The government has not confirmed the final date yet, but based on similar legislative timelines, abolition is expected to take effect by late-2025. Crucially, you’ll need to account not just for the service date of your notice, but also the two-month minimum notice period.
So, to ensure the notice is both valid and enforceable, you should serve it well before the official cut-off.
Helpland closely monitors government updates and can advise on the safest timelines to serve, ensuring you don’t miscalculate and lose access to this route entirely.
Not all landlords will be eligible. Even today, your right to use Section 21 hinges on ticking the legal compliance boxes. If you get any of these wrong, your notice is void, and you could face costly delays in court.
To serve a valid Section 21, you must ensure:
These aren’t just nice-to-haves, they’re legal requirements. Failing on any of them can render your notice invalid, giving the tenant solid grounds to challenge it.
Helpland’s service includes a thorough compliance review before issuing any notice, so you can move forward with confidence.
This is a common concern among landlords. If a tenant ignores messages or denies access for inspections or maintenance, it’s frustrating, but it doesn’t mean you can cut corners on your obligations.
The best course of action is to:
Even if the tenant is being uncooperative, the notice must still meet legal service standards. That’s where professional drafting and delivery makes a real difference.
Yes, you can withdraw it. But should you?
Withdrawing a Section 21 notice might make sense in certain circumstances (e.g. if the tenant resolves the issue or you change your plans). However, the clock doesn’t pause. If you withdraw and later re-serve, you’ll need to start the entire notice period from scratch.
In some cases, tenants may interpret the withdrawal as a sign of weakness or use the extra time to stall. If you’re unsure, Helpland can assess the risks of withdrawal versus progression and help you decide the most strategic move.
Absolutely, and time is running out to take advantage of it.
The accelerated possession process is unique to Section 21. It allows landlords to apply for possession without a court hearing, provided all documents are in order and the tenant doesn’t contest the claim.
Benefits of this route:
Once Section 21 is abolished, this fast-track option disappears with it. Acting now preserves access to this simplified route, while it still exists.
Serving a valid Section 21 is about more than just sending a form. With timelines tightening and compliance requirements increasing, a small error can lead to major delays, or even loss of possession rights altogether.
Helpland’s Section 21 service includes:
We’re one of only two NRLA-recommended suppliers for a reason, our fixed-fee model, high success rate, and fast turnaround times make us the trusted partner for landlords nationwide.
Most notices are turned around within 1–2 working days.
The deadline is not officially confirmed, but best practice is to serve before spring 2025 to ensure the notice period completes before abolition.
Keep written records and let a third party like Helpland handle the service. This protects you legally and removes the emotion from the situation.
Yes. It’s one of the most common reasons notices are invalidated. Always check compliance first.
You can, but it resets the clock. Seek advice before doing so to avoid giving tenants unintended leverage.
Most cases are turned around within 48 hours, including document review and legal service.
Once the Renters’ Rights Bill comes into force, Section 21 will be gone for good. And with it, the ability to regain possession without lengthy court hearings or contested grounds.
Serving a compliant notice now is your last opportunity to use this streamlined process.
Let Helpland help you do it properly, fast, legally, and with total peace of mind.
Book your Section 21 notice service today.
Fixed-fee. Fully compliant. No delays.