The Golden Rule
You cannot be evicted without a court order.
It is illegal for your landlord to force you out without going to court. This includes changing the locks, removing your belongings, cutting off utilities, or harassing you to leave. If they do any of these, call the police - it's a criminal offence.
Current Eviction Rules (Until May 2026)
Section 21 Notice ("No-Fault")
Until 1 May 2026, landlords can use Section 21 to end an assured shorthold tenancy without giving a reason. However, there are strict requirements:
- Must give at least 2 months' notice
- Your deposit must be protected in a scheme
- You must have received the EPC, Gas Safety Certificate, and "How to Rent" guide
- Cannot be used in the first 4 months of the tenancy
- Invalid for 6 months after a council Improvement Notice
Section 8 Notice ("Fault-Based")
Section 8 allows eviction for specific reasons called "grounds". This will be the only way to evict tenants from May 2026.
Mandatory Grounds (court must grant)
- - 3+ months rent arrears (Ground 8)
- - Landlord wants to sell (Ground 1A - new)
- - Landlord/family moving in (Ground 1)
- - Major redevelopment (Ground 6)
Discretionary Grounds (court decides)
- - Any rent arrears (Ground 10)
- - Persistent late payment (Ground 11)
- - Breach of tenancy (Ground 12)
- - Antisocial behaviour (Ground 14)
New Eviction Rules (From 1 May 2026)
Key Changes Under the Renters' Rights Act 2025
Section 21 completely abolished
Landlords must now have a valid reason to evict. No more "no-fault" evictions.
12-month protected period
Landlords cannot use selling or moving-in grounds in the first 12 months of your tenancy.
4 months' notice for selling/moving in
If landlord wants to sell or move in, they must give 4 months' notice (up from 2).
Higher arrears threshold
Mandatory eviction for arrears now requires 3 months' arrears (up from 2).
Anti-abuse protections
Landlords can't re-let or market the property for 12 months after using selling/moving-in grounds.
The Eviction Process
Even with a valid notice, your landlord must follow this process. It typically takes 3-6 months.
Notice served
Landlord serves Section 21 or Section 8 notice. The notice period varies (2 weeks to 4 months).
Notice expires
You do NOT have to leave when the notice expires. You can wait for a court order.
Court claim
Landlord applies to court for a possession order. You'll receive papers and a hearing date.
Court hearing
A judge decides if the eviction is valid. For Section 21, if properly served, it's usually granted. For Section 8, the landlord must prove the grounds apply.
Possession order
If granted, you'll usually have 14 days to leave (up to 6 weeks in hardship cases).
Bailiff warrant
Only if you still haven't left, the landlord can ask for bailiffs. Only bailiffs can physically remove you - not the landlord.
It is a criminal offence for your landlord to:
- - Change the locks while you're out
- - Remove your belongings
- - Cut off gas, electricity, or water
- - Physically force you to leave
- - Harass or threaten you to make you leave
If this happens, call the police immediately (non-emergency: 101, or 999 if you feel unsafe). Also contact your council's housing team and Shelter.
What To Do If You Receive an Eviction Notice
Don't panic - you don't have to leave immediately
A notice is just the first step. You have time to get advice and find alternative housing.
Check if the notice is valid
Many Section 21 notices are invalid due to technicalities. Get it checked by Shelter or Citizens Advice.
Get advice immediately
Contact Shelter, Citizens Advice, or a housing solicitor. Free advice is available.
Contact your council
If you might become homeless, contact your council's housing team. They have a legal duty to help.
Official Sources
Received an eviction notice? Get help now.
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