Getting your property back after section 21
Without section 21, possession in England depends on the grounds in Schedule 2. The main ones a self-managing landlord uses, the notice periods, and why MyLandlordPA hands this to a human.
England. Checked against the law on 27 September 2026. Information, not legal advice.
The grounds you are most likely to use
| Ground | What it covers | Notice | Type |
|---|---|---|---|
| 1 | You or close family want to move in | 4 months | mandatory |
| 1A | You intend to sell | 4 months | mandatory |
| 8 | Serious rent arrears (3 months at notice and at hearing) | 4 weeks | mandatory |
| 10, 11 | Some arrears, or persistent late payment | 4 weeks | discretionary |
| 12 | Breach of tenancy | 2 weeks | discretionary |
| 14 | Anti-social behaviour | immediate | discretionary |
| 6A | Compliance (licensing, overcrowding) | 4 months | mandatory |
Grounds 1 and 1A cannot be used in the first twelve months of a tenancy, and after using them you cannot re-let for twelve months.
The process
- Serve a section 8 notice on the prescribed form stating the ground(s) and the facts.
- Wait out the notice period.
- If the tenant does not leave, apply to the county court for a possession order. Only a court order and, if needed, bailiffs can end the occupation; changing the locks is a criminal offence.
What MyLandlordPA does and does not do
It tracks the dates, keeps your rent and communication records in order and gives you this information. It does not draft or serve a possession notice, and it does not decide when to start. Repo rule: possession is a landlord-only decision and a matter for a solicitor or a landlord association. When you ask about it, the PA points you to a human.
Questions landlords ask
How much notice do I give to sell my rental property?
Four months on ground 1A, and not within the first twelve months of the tenancy. After the tenant leaves you cannot re-let for twelve months.
Can I evict for rent arrears?
Ground 8 is mandatory if the tenant owes at least three months' rent both when you serve notice and at the hearing, with four weeks' notice. Lesser arrears fall under the discretionary grounds 10 and 11.
Can I change the locks if the tenant will not leave?
No. That is unlawful eviction, a criminal offence. Only a court order enforced by bailiffs ends the occupation.
More guides
What changed for landlords on 1 May 2026
The Renters' Rights Act came into force in England on 1 May 2026. Section 21 is gone, every tenancy is now periodic, and rent rises follow one procedure. Here is what a self-managing landlord actually has to do differently.
The assured periodic tenancy explained
Every private tenancy in England is now an assured periodic tenancy. What that is, how it starts, how it ends, and what your agreement can and cannot say.
How to raise the rent (once a year, section 13)
In England you can raise the rent once every twelve months, by a section 13 notice on the prescribed form with two months' notice. Here is the procedure and what the tenant can do about it.
Deposits: the cap, the 30 days and the prescribed information
A tenancy deposit in England is capped at five weeks' rent, must be protected in a government-approved scheme within 30 days, and the tenant must get the prescribed information. Miss any of that and you face a penalty of up to three times the deposit.
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The PA keeps every date in this guide for you and asks before anything that costs money.