Section 21 Deadline: What Landlords Need to Know Before 31 July
Published on July 29, 2026 by Sarah Mac
The Renters’ Rights Act has already introduced significant changes to the private rented sector, including the end of Section 21 ‘no fault’ evictions for new cases from 1 May 2026. However, one important transitional deadline still remains for some landlords.
If you served a valid Section 21 or Section 8 notice before the new legislation came into force, you may still be able to continue using the previous possession process. But there is a deadline to be aware of.
Here’s what landlords need to know before 31 July.
Why is 31 July important?
When the Renters’ Rights Act came into force on 1 May 2026, existing Assured Shorthold Tenancies automatically became Assured Periodic Tenancies. However, transitional arrangements were put in place for landlords who had already begun the possession process before the new rules took effect.
If you served a valid Section 21 or Section 8 notice before 1 May 2026, you generally have until 31 July 2026 to submit your application to the court for possession under the previous rules.
This deadline applies regardless of whether there would otherwise have been time remaining on your notice.
What happens if you miss the deadline?
Once the deadline passes, any unused Section 21 notices served before 1 May will no longer be valid for starting possession proceedings. The same applies to qualifying Section 8 notices that fall within the transitional arrangements if court action has not been started in time.
If you still need to regain possession after 31 July, you’ll need to follow the new process introduced by the Renters’ Rights Act.
Rather than relying on a Section 21 notice, landlords must now use one or more of the statutory Section 8 grounds for possession, supported by the appropriate evidence where required.
What should landlords do now?
If you’ve previously served notice and the tenancy has not yet ended, now is the time to review your position.
Consider:
- Checking whether any outstanding Section 21 or Section 8 notices are approaching the deadline
- Confirming whether court proceedings have already been issued
- Speaking with your solicitor or managing agent if you’re unsure how the transitional rules apply
- Ensuring any paperwork has been completed accurately and submitted on time.
Leaving things until the last minute could create unnecessary delays, particularly if paperwork needs correcting or further information is requested.
Good property records matter more than ever
Although possession rules have changed, one thing hasn’t: the importance of keeping clear and accurate property records.
Detailed inventories and check-in reports, mid-term inspections and check-out reports all help build a clear picture of a property’s condition throughout the tenancy. They can also demonstrate that a property has been professionally managed and that issues have been identified and addressed where appropriate.
As the private rented sector continues to evolve, maintaining thorough documentation and carrying out regular inspections remain sensible steps for landlords who want to protect both their property and their tenancy.
Looking ahead
The 31 July deadline marks the end of an important transition period following the introduction of the Renters’ Rights Act.
For landlords who still have outstanding possession matters, it’s worth checking that any necessary action has been taken before the deadline passes. Beyond that, the focus shifts to understanding and working within the new legal framework.
While the legislation has changed, the fundamentals of good property management remain the same.
Keeping accurate records, carrying out regular inspections and staying on top of maintenance will continue to help landlords manage their properties with confidence as the new tenancy regime becomes established.