The RENTERS REFORM BILL will revoke your mandatory right to claim possession of your property. This means problem Tenants will be afforded greater protection PIMS NEW GUIDE court application for a Section 21 your mandatory right as is now

Section 21 vs. Section 8: Key Differences and What’s Changing in 2025

Posted : 08/07/2025 | By Alice Davies

For decades, landlords have relied on two main legal routes to regain possession of their property: Section 21 and Section 8 of the Housing Act 1988. But with reforms coming in 2025, the landscape is shifting. Here’s what you need to know.


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What is Section 21?

Often called the "no-fault eviction," Section 21 allows landlords to reclaim possession at the end of a tenancy without needing to prove the tenant has done anything wrong. You must give at least two months’ notice, and the tenancy must be an assured shorthold tenancy (AST).

What is Section 8?

Section 8 requires landlords to show legal grounds for possession, such as rent arrears, damage to the property, or anti-social behaviour. Depending on the grounds used, notice periods can range from two weeks to two months.

The Key Differences

  • Fault vs. No-Fault: Section 8 requires justification, while Section 21 doesn’t.

  • Court Process: Section 8 often goes through a contested court hearing; Section 21 is usually more straightforward.

  • Flexibility: Section 21 has historically given landlords more control over ending a tenancy.

What’s Changing?

The Government plans to abolish Section 21 in 2025 under the Renters Reform Bill. This means landlords will no longer be able to end tenancies without a reason. Instead, Section 8 will be reformed to make it easier for landlords to regain possession in legitimate circumstances—such as selling the property, moving back in, or dealing with persistent arrears.

What Should Landlords Do Now?

  • Review tenancy agreements to ensure they’re robust.

  • Keep detailed records of tenant communications and payments.

  • Familiarise yourself with Section 8 grounds, as this will be the main route moving forward.

📌 Takeaway: Section 21’s abolition is a big shift, but landlords will still have legal protections. Preparation is key.