{"id":49718,"date":"2026-04-02T11:18:44","date_gmt":"2026-04-02T11:18:44","guid":{"rendered":"https:\/\/www.simplybusiness.co.uk\/?post_type=knowledge&#038;p=49718"},"modified":"2026-04-23T10:14:27","modified_gmt":"2026-04-23T10:14:27","slug":"evictions-process-before-renters-rights-act","status":"publish","type":"knowledge","link":"https:\/\/www.simplybusiness.co.uk\/knowledge\/landlord-regulation\/evictions-process-before-renters-rights-act\/","title":{"rendered":"Renters\u2019 Rights Act: how to navigate the end of Section 21 evictions\u00a0"},"content":{"rendered":"\n<p class=\"wp-block-paragraph\">Abolishing Section 21 evictions is one of the major measures in the Renters\u2019 Rights Act. Even though the new tenancy reforms take full effect from 1 May, there\u2019s a transition period where Section 21 notices will be valid beyond the Act\u2019s commencement date.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The government has released strict rules on the final date a Section 21 eviction is valid. And depending on when you want to regain possession of your property, you\u2019ll need to follow a different process.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Evictions are a very difficult situation for both landlords and tenants. Which is why it\u2019s crucial to understand how this transition period works, so you can communicate as openly as possible with your tenant.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-the-critical-31-july-deadline-for-evictions\">The critical 31 July deadline for evictions<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The most vital piece of information in the new government guidance isn&#8217;t about when you serve notice \u2013 it\u2019s about when you enter the court system.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If you serve a notice (Section 21 or Section 8) before 1 May 2026, it\u2019s only valid up to a certain date. To use that notice to start court proceedings, you must do it by whichever date comes first:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li class=\"wp-block-list-item\"><strong>for Section 21 \u2013<\/strong> six months after the notice was given or 31 July 2026<\/li>\n\n\n\n<li class=\"wp-block-list-item\"><strong>for Section 8 \u2013<\/strong> 12 months after the notice was given or 31 July 2026<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Put simply, any eviction process that hasn\u2019t entered the court system by 31 July will be void. And you\u2019ll have to start the entire process again under the new Renters\u2019 Rights Act rules.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The average Section 21 eviction process takes <a href=\"https:\/\/england.shelter.org.uk\/housing_advice\/eviction\/section_21_eviction\/how_long_a_section_21_eviction_takes\" rel=\"noopener noreferrer\" target=\"_blank\">eight months on average<\/a>, so you\u2019ll need to&nbsp; consider if you\u2019ll be able to realistically see the process through before the deadline.&nbsp;<\/p>\n\n\n\n<div class=\"wp-block-group has-azure-200-background-color has-background has-global-padding is-layout-constrained wp-container-core-group-is-layout-30c80bf8 wp-block-group-is-layout-constrained\" style=\"border-radius:10px;margin-top:var(--wp--preset--spacing--90);margin-bottom:var(--wp--preset--spacing--90);padding-top:var(--wp--preset--spacing--90);padding-right:var(--wp--preset--spacing--90);padding-bottom:var(--wp--preset--spacing--90);padding-left:var(--wp--preset--spacing--90)\">\n<h2 class=\"wp-block-heading\" id=\"h-what-does-entering-the-court-system-actually-mean-nbsp\">What does \u2018entering the court system\u2019 actually mean?&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">\u2018Entering the court system\u2019 is a slightly obscure term. But Schedule 6 of the Renters\u2019 Right Act explains exactly what you need to do to be considered \u2018in the court system\u2019.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">You must submit your claim form, pay the court fee, and provide all required evidence to the court office by the end of the day on 31 July for your eviction to remain valid.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">As long as the court receives your valid request by 31 July, the claim should be processed \u2013 even if the court is backlogged and doesn&#8217;t actually process it until weeks later.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">You need to make sure all of the documents are in order before you file a Section 21 or Section 8 notice. Because if there\u2019s any issue, the case will be dismissed, and you\u2019ll be back to square one.&nbsp;<\/p>\n<\/div>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-when-s-the-last-chance-to-use-a-section-21-notice\">When\u2019s the last chance to use a Section 21 notice?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Section 21 evictions can be issued until 1 May. But any Section 21 notice that\u2019s squeezed in to try to beat the 1 May deadline is very unlikely to enter the court system before the 31 July deadline.&nbsp;&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">And there\u2019s another caveat besides the hard 31 July deadline.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-the-1-january-rule-nbsp\">The 1 January rule&nbsp;<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">If the tenancy began on or after 1 January 2026, you\u2019re effectively unable to use Section 21. Since a Section 21 notice requires a two-month notice period and can only be served four months into a tenancy, you wouldn\u2019t be able to start court proceedings before the 31 July cutoff.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-using-a-section-8-notice-before-the-renters-rights-act-nbsp\">Using a Section 8 notice before the Renters\u2019 Rights Act&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">If your tenant is in breach of their contract (like falling into rent arrears, for example) or you have a specific legal reason to regain the property, you can use Section 8 (using Form 3).<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The notice periods for Section 8 vary depending on the grounds you use:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li class=\"wp-block-list-item\"><strong>serious rent arrears (Ground 8) \u2013<\/strong> two weeks\u2019 notice<\/li>\n\n\n\n<li class=\"wp-block-list-item\"><strong>you or a family move into the property (Ground 1) \u2013<\/strong> two months\u2019 notice<\/li>\n\n\n\n<li class=\"wp-block-list-item\"><strong>anti-social behaviour (Ground 14) \u2013<\/strong> proceedings can often begin immediately<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Because some of the notice periods are shorter with Section 8 than Section 21, some landlords might view it as the quicker option of the two. But the wait times for the court system are the same, with the process taking <a href=\"https:\/\/landlordheaven.co.uk\/blog\/how-long-does-eviction-take-uk\" rel=\"noopener noreferrer\" target=\"_blank\">up to six months on average<\/a>.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">And the deadline works in the same way for Section 8 notices \u2013 your claim must enter the courts systems by 31 July to be processed under the \u2018old\u2019 rules.<\/p>\n\n\n\n<div class=\"wp-block-group has-azure-300-background-color has-background has-global-padding is-layout-constrained wp-container-core-group-is-layout-69910985 wp-block-group-is-layout-constrained\" style=\"border-radius:10px;padding-top:var(--wp--preset--spacing--20);padding-right:var(--wp--preset--spacing--90);padding-bottom:var(--wp--preset--spacing--50);padding-left:var(--wp--preset--spacing--90)\">\n<p class=\"wp-block-paragraph\"><strong>Important: <\/strong>if your tenant enters a Debt Breathing Space scheme, you can\u2019t start court proceedings for <a href=\"https:\/\/www.simplybusiness.co.uk\/knowledge\/tenants\/landlords-guide-to-managing-rent-arrears\/\">rent arrears<\/a> until that period expires.<\/p>\n<\/div>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-what-to-do-if-you-re-currently-going-through-the-eviction-process\">What to do if you\u2019re currently going through the eviction process<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Regaining possession of a property is a significant transition for everyone involved. While landlords often have pressing reasons to move forward (like planned renovations or a sale) it\u2019s important to remember that for tenants, this is a period of major upheaval and uncertainty.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">As we approach the Renters\u2019 Rights Act deadlines, clarity and timing become essential for both parties to move forward. Depending on your current stage in the court system, here are three scenarios to help you navigate this transition smoothly.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-scenario-1-you-ve-served-notice-but-haven-t-gone-to-court-yet-nbsp-nbsp\">Scenario 1: you\u2019ve served notice but haven&#8217;t gone to court yet&nbsp;&nbsp;<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Even if your notice technically has months before it expires, you must file your court claim by 31 July. After this date, the court will no longer accept old notices.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-scenario-2-your-case-is-already-in-the-court-system\">Scenario 2: your case is already in the court system<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">If your claim was filed before 1 May 2026, your case should proceed under the old rules. Just make sure your documents and evidence are all correct to avoid any delays.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-scenario-3-you-already-have-a-possession-order\"><strong>Scenario 3: you already have a possession order<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">If a judge has already granted you possession but the tenant is refusing to leave, apply for bailiffs as soon as possible.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">You can still enforce existing orders. However, if you\u2019ve not applied for a warrant of possession (bailiffs) by the summer, you may face significant wait times.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-make-sure-you-give-your-tenant-the-information-sheet\">Make sure you give your tenant the information sheet<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Even if you\u2019re in the middle of evicting a tenant, they\u2019re still legally your tenant until they hand over the keys.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It\u2019s a legal requirement for you to give your tenant the <a href=\"https:\/\/www.simplybusiness.co.uk\/knowledge\/landlord-news\/renters-rights-act-information-sheet\/\">updated information sheet<\/a> by 1 May 2026. You must download the information sheet from the government site and directly attach it to an email or text, or print it and deliver it in person.&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This could potentially catch out a lot of landlords in the final stages of the eviction process.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-more-guides-for-landlords\"><strong>More guides for landlords<\/strong><\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li class=\"wp-block-list-item\"><a href=\"https:\/\/www.simplybusiness.co.uk\/knowledge\/landlord-tax\/buy-to-let-tax-changes\/\">Five buy-to-let tax changes for landlords in 2026<\/a><\/li>\n\n\n\n<li class=\"wp-block-list-item\"><a href=\"https:\/\/www.simplybusiness.co.uk\/knowledge\/landlord-regulation\/new-energy-efficiency-rules-for-rental-properties\/\">New energy efficiency rules for rental properties<\/a><\/li>\n\n\n\n<li class=\"wp-block-list-item\"><a href=\"https:\/\/www.simplybusiness.co.uk\/knowledge\/buying-and-selling\/best-buy-to-let-areas\/\">Best buy-to-let areas in the UK for 2026<\/a><\/li>\n\n\n\n<li class=\"wp-block-list-item\"><a href=\"https:\/\/www.simplybusiness.co.uk\/knowledge\/landlord-tax\/setting-up-a-property-company-for-buy-to-let\/\">Setting up a buy-to-let limited company \u2013 a guide for landlords<\/a><\/li>\n<\/ul>\n\n\n\n<div id=\"nba-upsell-001\" class=\"wp-block-group has-azure-200-background-color has-background has-global-padding is-layout-constrained wp-container-core-group-is-layout-94e519ba wp-block-group-is-layout-constrained\" style=\"padding-top:var(--wp--preset--spacing--80);padding-right:var(--wp--preset--spacing--40);padding-bottom:var(--wp--preset--spacing--80);padding-left:var(--wp--preset--spacing--40)\">\n<h3 class=\"wp-block-heading has-text-align-center\" id=\"h-get-set-with-tailored-landlord-cover\">Get set with tailored landlord cover<\/h3>\n\n\n\n<p class=\"has-text-align-center wp-block-paragraph\">Over 200,000 UK landlord policies, a 9\/10 customer rating and claims handled by an award-winning team. Looking to switch or start a new policy? Run a quick&nbsp;<a href=\"https:\/\/www.simplybusiness.co.uk\/landlord-insurance\/\" data-type=\"page\" data-id=\"1608\" >landlord insurance quote<\/a>&nbsp;today.<\/p>\n\n\n\n<div class=\"wp-block-buttons is-content-justification-center is-layout-flex wp-container-core-buttons-is-layout-a89b3969 wp-block-buttons-is-layout-flex\">\n<div class=\"wp-block-button\"><a class=\"wp-block-button__link wp-element-button\" href=\"https:\/\/quote.simplybusiness.co.uk\/business\">Start your quote<\/a><\/div>\n<\/div>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>How will evictions work before and after the Renters\u2019 Rights Act? <\/p>\n","protected":false},"author":59,"featured_media":49722,"comment_status":"open","ping_status":"closed","template":"","meta":{"sb_hreflang":"","sb_hreflang_url":"","disable_breadcrumbs":false,"sb_breadcrumbs":[],"sb_reviewed_by":"","sb_review_date":"","sb_enable_content_gating":false,"footnotes":""},"categories":[114,334,349],"hidden-category":[],"coauthors":[23],"class_list":["post-49718","knowledge","type-knowledge","status-publish","has-post-thumbnail","hentry","category-landlord-news","category-landlord-regulation","category-rental"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.2 (Yoast SEO v27.2) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Renters\u2019 Rights Act: how to navigate the end of Section 21 evictions\u00a0 - Simply Business UK<\/title>\n<meta name=\"description\" content=\"The Renters\u2019 Rights Act transforms the way evictions work. But what does the 31 July deadline mean for landlords?\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.simplybusiness.co.uk\/knowledge\/landlord-regulation\/evictions-process-before-renters-rights-act\/\" \/>\n<meta property=\"og:locale\" content=\"en_GB\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Renters\u2019 Rights Act: how to navigate the end of Section 21 evictions\u00a0\" \/>\n<meta property=\"og:description\" content=\"The Renters\u2019 Rights Act transforms evictions. But what does the 31 July deadline mean for landlords?\" \/>\n<meta property=\"og:url\" content=\"https:\/\/www.simplybusiness.co.uk\/knowledge\/landlord-regulation\/evictions-process-before-renters-rights-act\/\" \/>\n<meta property=\"og:site_name\" content=\"Simply Business UK\" \/>\n<meta property=\"article:publisher\" content=\"https:\/\/www.facebook.com\/simplybusiness\" \/>\n<meta property=\"article:modified_time\" content=\"2026-04-23T10:14:27+00:00\" \/>\n<meta property=\"og:image\" content=\"https:\/\/www.simplybusiness.co.uk\/wp-content\/uploads\/sites\/3\/2026\/04\/AdobeStock_313258080-scaled.jpeg\" \/>\n\t<meta property=\"og:image:width\" content=\"1500\" \/>\n\t<meta property=\"og:image:height\" content=\"1000\" \/>\n\t<meta property=\"og:image:type\" content=\"image\/jpeg\" \/>\n<meta name=\"twitter:card\" content=\"summary_large_image\" \/>\n<meta name=\"twitter:site\" content=\"@simplybusiness\" \/>\n<meta name=\"twitter:label1\" content=\"Est. reading time\" \/>\n\t<meta name=\"twitter:data1\" content=\"6 minutes\" \/>\n\t<meta name=\"twitter:label2\" content=\"Written by\" \/>\n\t<meta name=\"twitter:data2\" content=\"Zach Hayward-Jones\" \/>\n<script type=\"application\/ld+json\" class=\"yoast-schema-graph\">{\"@context\":\"https:\/\/schema.org\",\"@graph\":[{\"@type\":\"Article\",\"@id\":\"https:\/\/www.simplybusiness.co.uk\/knowledge\/landlord-regulation\/evictions-process-before-renters-rights-act\/#article\",\"isPartOf\":{\"@id\":\"https:\/\/www.simplybusiness.co.uk\/knowledge\/landlord-regulation\/evictions-process-before-renters-rights-act\/\"},\"author\":{\"@type\":\"Person\",\"name\":\"Zach Hayward-Jones\",\"description\":\"Zach Hayward-Jones is a Copywriter at Simply Business, with seven years of writing experience across entertainment, insurance, and financial services. 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