Possession law has just been rewritten. Section 21 "no-fault" evictions ended on 1 May 2026, every tenancy now runs periodic, and possession stands or falls on section 8 grounds, prescribed forms and strict compliance. Connaught Law's eviction solicitors act for landlords and tenants across London and the UK under the new rules — the ones many notices being served today still get wrong.
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The New Rules: Section 21 Is Gone
From 1 May 2026 the Renters' Rights Act ended section 21 and converted fixed-term assured shorthold tenancies into periodic tenancies. Possession now requires a statutory ground, the prescribed notice forms, and evidence — served and pleaded correctly, because defective notices are the first thing courts and defence solicitors now check. Our section 21 abolition guide explains the whole transition.
Possession Under Section 8
Every possession claim now runs through section 8 of the Housing Act 1988, using the expanded statutory grounds: rent arrears, antisocial behaviour, landlord or family moving in, sale of the property, and others — each with its own notice period, evidential requirements and, for some, restrictions on when it can be used. Choosing the right ground and proving it is now the whole game; our section 8 grounds guide sets them out.
For Landlords
We run possession properly: ground selection, prescribed-form notices, the court claim, hearing and enforcement — and we tell you honestly when a claim isn't ready, because a defective notice costs months. One line that hasn't changed: never change the locks or pressure a tenant out without a court order. Illegal eviction carries criminal and financial consequences that dwarf any delay. Our guide to evicting a tenant lawfully covers the process step by step.
For Tenants Facing Eviction
The new regime protects tenants who know their rights: notices are frequently defective, grounds must actually be proved, and landlords in breach — unlicensed properties, deposit failures, harassment — face counterclaims including rent repayment orders. Before you leave or concede anything, have the notice checked; our guides to tenant rights during eviction and rent repayment orders show what a real defence looks like.
Landlord Compliance Under the New Regime
The Act's obligations reach beyond possession: prescribed information for tenants (with penalties up to £7,000 for failure), PRS database registration, new rules on rent increases, rent in advance and pets, and restrictions on re-letting after using certain possession grounds. Compliance is no longer paperwork hygiene — non-compliance now blocks possession claims. We audit portfolios against the new requirements before problems become defences.
Pipeline Section 21 Claims — Hard Deadline
If you served a valid section 21 notice before 1 May 2026, it survives only if court proceedings are issued by 31 July 2026 — after that, the notice lapses and you start again under section 8. If you're holding an unissued section 21 notice, this is the week to act, not the month.
How We Work
For landlords: we assess the ground and the evidence before anything is served, use the prescribed forms the courts now insist on, and run notice, claim and enforcement to the timetable — with settlement or a managed surrender explored where it's faster than a hearing. The official guidance at gov.uk/evicting-tenants reflects the new framework; the craft is in applying it to your tenancy.
For tenants: bring us the notice immediately — time limits on responding are short, defects are common in this transition period, and the difference between leaving under pressure and leaving on lawful terms is usually several months and sometimes a rent repayment order in your favour.
Why Connaught Law
01Fluent in the new regimePossession law changed on 1 May 2026. We work the section 8 grounds and prescribed forms daily — not from pre-Act templates.
02Both sides of the courtroomActing for landlords and tenants means we know exactly where claims fail — and build ours accordingly.
03Senior attention throughoutYour matter is run by our experienced property team, not passed down — with direct access to the person handling it.
04Honest before expensiveIf a claim isn't ready or a defence won't hold, we say so before court fees are spent — not after.
Fee structures and funding options are set out on our fees page — we discuss costs openly before you commit to anything.
Frequently Asked Questions
Can I still evict a tenant with a section 21 notice?
Only if the notice was validly served before 1 May 2026 — and court proceedings must be issued by 31 July 2026 or it lapses. No new section 21 notices can be served. Every new possession claim needs a section 8 ground, the prescribed form and evidence to prove it.
How do I evict a tenant under the new rules?
Identify a statutory ground — arrears, antisocial behaviour, sale, moving in yourself, among others — serve the prescribed section 8 notice with the correct notice period, then apply to court if the tenant doesn't leave, and enforce through bailiffs if needed. Grounds have different requirements and some carry re-letting restrictions afterwards; ground selection is where claims are won or lost.
How long does possession take?
Realistically several months from notice to enforcement, varying with the ground, the notice period, court listing times and whether the claim is defended. The fastest route is a correctly prepared claim first time — defective notices are the single biggest cause of delay under the new regime.
I'm a tenant and I've received a section 8 notice — what should I do?
Don't leave, and don't panic: a notice is not an eviction. Get it checked immediately — the ground may not be made out, the form or notice period may be defective, and landlord breaches can found counterclaims including rent repayment orders. Advice within days of the notice preserves every option.
Possession problem — either side of it?
Landlord or tenant, the new rules reward whoever acts correctly first. Send us the tenancy details or the notice and we'll tell you exactly where you stand.
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