⚖️ Section 21 and Section 8: What Every Landlord Needs to Know in 2025
Navigating the eviction process is a critical—yet often misunderstood—aspect of being a landlord in England and Wales. With increased scrutiny of housing law, a growing emphasis on tenant rights, and proposed changes under the Renters (Reform) Bill, understanding the difference between Section 21 and Section 8 notices is more important than ever.
This article breaks down what these notices are, how and when to use them, and what landlords need to know in 2025 to remain compliant and protect their property interests.
📜 What is a Section 21 Notice?
A Section 21 notice is often referred to as a “no-fault” eviction. It allows a landlord to repossess their property without having to give a specific reason, as long as the fixed term has ended or there is a break clause.
Key points:
Notice Period: Minimum of 2 months’ notice.
Timing: Can only be used after the fixed term or in accordance with a break clause.
Deposit Protection: The tenant’s deposit must be protected in a government-approved scheme (TDS, DPS, or MyDeposits).
Legal Requirements: You must have provided the tenant with:
Valid Gas Safety Certificate
EPC (Energy Performance Certificate)
How to Rent Guide
Failure to meet these conditions makes the notice invalid.
❌ Proposed Abolition of Section 21
The UK government’s Renters (Reform) Bill, introduced in 2023 and expected to pass in 2025, proposes to abolish Section 21 altogether. The aim is to provide tenants with greater security and reduce the use of no-fault evictions.
What this means for landlords:
You will need legitimate grounds for possession.
Evictions will only be possible under Section 8 or court-approved grounds.
Tenancies will move to a single periodic structure (rolling tenancies without a fixed end date).
Landlords must adapt to this upcoming change and ensure that their management processes are robust and legally compliant.
🧾 What is a Section 8 Notice?
A Section 8 notice is served when a landlord has legal grounds to evict a tenant during the fixed term or periodic tenancy. The notice must state the reason(s) based on grounds listed in Schedule 2 of the Housing Act 1988.
Common grounds for eviction include:
Ground 8: Serious rent arrears (2 months or more)
Ground 10: Some rent arrears
Ground 11: Persistent late rent payments
Ground 12: Breach of tenancy terms
Ground 14: Antisocial behaviour
Key facts:
Notice Period: Can range from immediate to 2 months, depending on the ground.
Evidence required: Supporting documentation is essential (e.g., rent statements, police reports).
Court application: If the tenant does not leave, landlords must apply for a possession order from the court.
Section 8 notices are often contested in court, so legal preparation is vital.
🧠 Best Practices for Landlords in 2025
With the upcoming legal reforms, it’s vital for landlords to:
Keep clear records of all rent payments, communications, and property conditions.
Ensure compliance with all legal documentation requirements (EPC, gas safety, right-to-rent checks).
Use a professional property manager or legal advisor when preparing notices.
Consider mediation before proceeding with court action—particularly when grounds are discretionary.
Being proactive in maintenance, communication, and compliance will help landlords reduce disputes and void periods in the long run.
🧑💼 How Beechill Supports Landlords with Legal Compliance
At Beechill, we stay ahead of every legal change to keep our clients compliant and protected. From issuing valid notices to representing landlords in possession claims, our fully managed service ensures your investment remains secure—without the legal headaches.
We also provide tenant screening, rent monitoring, and issue resolution, helping to prevent the kinds of problems that lead to formal notices in the first place.
💬 Final Thoughts
In an increasingly regulated rental market, landlords must be aware of their legal options—and obligations—when seeking to regain possession of their property. With Section 21 on the way out and Section 8 set to play a bigger role, now is the time to review your processes and seek expert guidance.
Need help managing your tenancies legally and professionally?
Contact Beechill for expert property management across Central and South London.