From 2026, landlords across England including those in Bishopsworth and the wider Bristol area, will no longer be able to use Section 21 to end a tenancy.
Often referred to as the “no fault” eviction notice, Section 21 has historically allowed landlords to regain possession of a property without giving a reason. But with the passing of the Renters’ Rights Bill, that system is being replaced.
Understandably, this change has left many landlords with questions. How will you end a tenancy now? What if your tenant stops paying rent or damages the property? And what can you do to protect your position?
This guide explains the new rules in plain English and why moving from let-only to fully managed might now be the smartest way to stay protected.
What is Section 21?
Section 21 of the Housing Act 1988 allowed landlords to evict tenants without giving a reason, as long as:
- The tenancy was an Assured Shorthold Tenancy (AST)
- Proper notice (usually two months) was served
- The fixed term had ended or was rolling
This gave landlords flexibility and was often used to regain possession in situations where:
- The landlord wanted to sell
- They needed the property back for family use
- The relationship with the tenant had broken down
But it was also controversial, with some tenants feeling they had little security even if they paid rent and followed the rules.
What’s changing in 2026?
Under the Renters’ Rights Bill, Section 21 is being abolished in England. That means:
- Landlords can no longer evict tenants without a valid reason
- All evictions must go through a reformed Section 8 process, which includes specific legal grounds
- Tenancies become periodic by default, with no fixed end date
- Tenants can leave with two months’ notice at any time
- Landlords must follow stricter rules around documentation and notice periods
Why is Section 21 being removed?
The government wants to:
- Make the rental system fairer and more secure for tenants
- Focus on evidence-based evictions, not open-ended notice powers
- Raise standards across the private rented sector
- Encourage professionalism and better property management
For landlords, this means you can still regain possession of your property but you’ll need to follow a new legal process and provide valid reasons.
Can landlords still evict tenants in 2026?
Yes – but only under certain circumstances.
Instead of a blanket notice, landlords will need to use the updated Section 8 system, which includes legitimate grounds for eviction.
Here are the most relevant ones for landlords in Bishopsworth and surrounding areas:
You want to sell the property
New ground: You can give notice if you intend to sell the property (but only after six months of the tenancy starting).
You or a close family member needs to move in
You’ll be able to regain possession if you or an immediate family member wants to live in the property. Again, not within the first six months.
The tenant is in serious arrears
If rent is more than two months in arrears, you can apply to the courts for possession. In some cases, persistent late payments may also qualify.
The tenant has breached the agreement
This includes things like:
- Causing damage
- Anti-social behaviour
- Illegal activity at the property
- Subletting without permission
How long will it take to evict a tenant in 2026?
Evictions through the Section 8 route can take several months, especially if the tenant contests it or if paperwork is incorrect.
That’s why having airtight documentation, up-to-date inspections, and detailed tenancy records is crucial, and exactly why many landlords are switching to professional property management in 2026.
What are the risks for landlords?
The end of Section 21 changes the dynamic of lettings especially for landlords who prefer a hands-off approach.
Here are some of the new risks:
Poor tenancy paperwork
If your tenancy agreement, deposit records or compliance documents are incomplete, you may not be able to evict even with valid grounds.
Missed rent arrears
Without regular monitoring, arrears can build up and the longer they go unchallenged, the harder they are to recover.
Longer voids
If a tenant leaves suddenly or needs to be evicted, you’ll need to relist, reference and manage viewings quickly to avoid lost income.
Legal delays
Serving the wrong notice or applying for the wrong eviction ground can result in your case being rejected by the court – wasting months of time.
Why full property management matters more than ever
Let-only landlords often take care of finding tenants, then hand everything else over to chance – or try to self-manage alongside other commitments.
That’s now a risky strategy.
Under the new rules, you need to keep detailed records, respond quickly to issues, and follow legal procedures exactly – or you could be left unable to remove a problematic tenant, or worse, taken to court yourself.
Here’s how Hunters Bishopsworth’s Fully Managed service helps you stay protected in 2026:
Legal compliance
We keep track of:
- Deposit registration
- Gas safety checks
- EICRs
- EPC updates
- Right to Rent checks
- Portal registration (coming in 2026)
All stored digitally and ready if you need to take action.
Routine inspections
We carry out regular property visits to:
- Check for damage or unreported repairs
- Identify potential breaches early
- Provide evidence in case of disputes
Tenant communication
We handle all tenant contact, including:
- Rent collection
- Payment reminders
- Notices and updates
- Dispute resolution
This gives you peace of mind and creates a clear audit trail.
Accurate paperwork
If you do need to evict a tenant under Section 8, we’ll:
- Serve the correct notice
- Document arrears or breaches
- Support you through the court process
No guesswork. No delays.
Reduced voids
Should your tenant leave, we’ll:
- Re-market the property quickly
- Arrange viewings
- Vet new tenants
- Ensure the property is compliant before re-letting
All handled professionally, so you can protect your income.
What if I’m already letting a property under Section 21 rules?
The new rules will phase in but once they apply to your tenancy, Section 21 can no longer be used, even if the tenancy started before 2026.
If you’re unsure when your agreement will change, or if you’re currently using Section 21, now is the time to:
- Review your tenancy agreements
- Check your compliance documents
- Speak to your letting agent about a handover or upgrade to full management
What do tenants think?
From a tenant’s perspective, these changes are mostly positive. Many renters in Bishopsworth are:
- Staying in properties longer
- Looking for homes they can settle in
- Expecting clearer communication and quicker repairs
In return, they’re willing to pay more for:
- Energy-efficient homes
- Professional property management
- Clear, fair agreements
A fully managed service helps you meet those expectations and attract the best tenants.
Final thoughts: Section 21 may be gone, but you’re not on your own
The end of Section 21 might feel like the end of landlord control but it’s not. It’s a new system, and like any system, those who understand the rules and work with experienced professionals will continue to succeed.
At Hunters Bishopsworth, we’ve helped hundreds of landlords navigate changes and we’re doing the same for our clients in 2026.
If you’re currently managing your own property or using let-only, this is the moment to review your setup.
Book your free valuation with us today
Let’s check your paperwork, talk through your current tenancy, and help you plan for a secure, fully compliant year ahead.
