This Guidance on Section 8 Notices explains how landlords in England can seek possession of a property from tenants under an assured tenancy. 

Key Changes Under the Renters' Rights Act 2025

From 01 May 2026, significant changes affect how landlords regain possession of their properties as follows:

• Abolition of Section 21 "no fault" eviction notices 
• Section 8 statutory possession grounds must be relied upon to gain possession
• Updated notice periods for both mandatory and discretionary grounds
• Pre notice requirements for certain grounds  . 

Does this Guidance Apply Throughout the UK?

This Guidance applies to England only.

Legislation differs in Wales. If you are a Welsh landlord, you should refer to Renting Homes Wales for the procedures for evicting contract-holders. 

What this Guidance Helps Landlords Do

This Guidance provides an overview of the new Section 8 procedure when seeking to legally obtain possession of a residential property from 01 May 2026 onwards. 

Possession Notices Served Before 01 May 2026 

Special transitional provisions apply where a Section 21 Notice or Section 8 Notice was served before 01 May 2026.

If you served a notice before this date, you should ensure that:

• The correct prescribed notice was used;
• The appropriate possession grounds were cited;
• The correct statutory notice period was given; and 
• Your application for possession is submitted to the court no later than 31 July 2026 

It is important to note that any Section 21 or Section 8 Notice served before 01 May 2026 will automatically expire on 31 July 2026 if court proceedings have not been commenced by that date. If you miss this deadline, the original notice can no longer be relied upon, and any future possession action must be commenced under the new procedures.

Possession Notices Served On or After 01 May 2026

Where a Section 8 Notice is served on or after 01 May 2026, landlords must follow the new possession procedures introduced by the Renters’ Rights Act 2025.

The updated guidance provides an overview of:

• The new legislative changes
• The steps landlords can take prior to issuing any possession notice
• An overview of the updated Mandatory and Discretionary grounds for possession
• The updated notice periods required for different grounds and details of updated court fees
• How to navigate the possession process, including service of notices and pro active tenancy management in the new landscape 

Why This Guidance Is Important

Understanding the updated Section 8 process is essential for landlords operating in England. Failure to comply with the new requirements may result in:

• Invalid possession notices 
• Delays in court proceedings
• Financial loss and enforcement risks 

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