The government’s long-anticipated abolition of Section 21 is now firmly on the horizon, as part of the sweeping Renters Reform Bill. For landlords in Tadley and the wider Hampshire area, it marks one of the most significant changes in the private rented sector in decades.
If you own a rental property locally, this change may feel daunting — especially if you’ve relied on Section 21 “no fault” evictions to manage your tenancies or regain possession in the past. But while the rules are evolving, landlords still have rights, and with the right support, your investments can remain secure and profitable.
At Belvoir Tadley, we’re committed to helping our landlords understand the new legislation, adapt their processes, and continue to let successfully. In this guide, we explain what the end of Section 21 means, how the replacement process will work, and what you can do now to stay protected.
What is Section 21 and why is it being scrapped?
Section 21 of the Housing Act 1988 has allowed landlords to serve tenants with a two-month notice to leave a property without giving a reason, provided the tenancy was outside the initial fixed term.
While often seen as a flexible tool for landlords, campaigners have long argued it creates insecurity for tenants and enables unfair or retaliatory evictions. The government now intends to replace this mechanism with a system based solely on “grounds-based” eviction, using an updated version of Section 8.
The move is part of the wider Renters Reform Bill, a legislative package designed to modernise the private rented sector in England and improve transparency, security, and fairness for tenants and landlords alike.
When will Section 21 be scrapped?
As of late 2025, Section 21 is due to be phased out, with implementation likely to follow a two-stage rollout:
- Initial rollout for new tenancies (likely late 2025)
- Extension to existing tenancies (likely early 2026)
This gives landlords some time to prepare — but now is the time to act to ensure your tenancy agreements, processes and protections are up to date.
What does the end of Section 21 mean for Tadley landlords?
The biggest change is that landlords will no longer be able to end tenancies without reason. Instead, they will need to follow the updated Section 8 process, using specific legal grounds for possession.
All tenancies will transition to periodic (rolling) contracts, which means no more fixed terms. This adds flexibility for tenants, but requires landlords to rely more heavily on tenancy terms, compliance, and evidence if possession is required.
While this sounds limiting, the reformed rules will include new or improved grounds for:
- Selling the property
- Moving in yourself or for a close family member
- Serious rent arrears or consistent missed payments
- Breaches of tenancy agreement (e.g. subletting, damage)
- Anti-social or criminal behaviour
These grounds will require evidence and notice periods, and some may involve a court process.
How landlords in Tadley can stay protected
Landlords can no longer afford to take a passive approach to letting. The key to protection in the new landscape is being proactive, prepared and well-supported. Here’s what you can do now:
1. Review and update your tenancy agreements
Make sure your agreements are legally robust, with clear clauses covering:
- Rent due dates and arrears procedures
- Behavioural expectations
- Maintenance responsibilities
- How breaches will be addressed
A strong agreement strengthens your case should you need to serve notice under Section 8.
2. Keep thorough documentation
If disputes arise, you’ll need proof. Maintain:
- A log of communications with tenants
- Rent payment records
- Inspection reports
- Maintenance requests and resolutions
These records can help speed up court processes if needed.
3. Remain fully compliant
You must be on the right side of regulation to use the new grounds effectively. This includes:
- Up-to-date Gas Safety, EICR, and EPC certificates
- Deposit protection within 30 days
- Issuing the How to Rent guide
Non-compliance can invalidate notices or delay possession.
4. Consider Rent Guarantee Insurance (RGI)
This covers your rental income if tenants stop paying. It often includes legal expenses, which will be even more valuable under the new regime.
5. Work with a professional letting agent
At Belvoir Tadley, our fully managed landlords benefit from:
- Legal compliance checks
- Proactive rent collection and arrears handling
- Tenant referencing and vetting
- Advice on serving Section 8 notices and avoiding disputes
Having expert support could make the difference between a smooth repossession and months of delays.
Understanding the new Section 8 process
With Section 21 gone, Section 8 becomes the main route for possession. The government has pledged to make this system simpler, faster and fairer for both landlords and tenants.
Under Section 8, landlords must:
- Provide a legal reason from the list of grounds
- Give correct notice, which varies by ground (usually 2 weeks to 2 months)
- Apply to court for a possession order if the tenant does not leave
New grounds will be introduced to allow landlords to:
- Reclaim properties if they intend to sell
- Move in or house close family members
These grounds will require a notice period (typically two months) and proof of intent.
Courts will retain discretion in some cases, but the government says it will work to streamline the process, potentially through a new housing tribunal or digitised court system.
Pros and cons of the new system
Like any reform, there are positives and challenges for landlords.
Advantages:
- Encourages clarity and professionalism
- Removes rogue landlords from the sector
- Still allows eviction for valid reasons
- May boost tenant satisfaction and reduce turnover
Challenges:
- Increased admin and documentation
- Longer notice periods and court waits
- More pressure to act quickly on arrears or breaches
The bottom line? Landlords who stay informed and proactive will adapt successfully — especially with the help of a qualified lettings partner.
Local lettings insight: Tadley in 2025
The Tadley rental market remains strong:
- Tenant demand continues to outstrip supply
- Many tenants are seeking long-term, stable homes, aligning with the government’s reform goals
- Professional tenants from Basingstoke, Reading and AWE keep demand high
At Belvoir Tadley, we’ve found that most landlords rarely use Section 21 — instead, issues are resolved with effective tenant management and clear communication.
The new rules simply formalise what good landlords are already doing.
FAQs for Tadley landlords
Can I still evict a tenant if I want to sell the property?
Yes, using a new Section 8 ground. You must provide evidence of intent to sell and give appropriate notice.
What if my tenant stops paying rent?
You can still serve notice under Section 8, with quicker notice periods for serious arrears. RGI is recommended.
Do I need to change existing tenancy agreements?
Eventually, yes. From the implementation date, all tenancies will shift to periodic. We recommend updating agreements in advance.
Will eviction now always go through court?
If the tenant does not vacate after notice, then yes. The court process is being reviewed to make it more efficient.
How can Belvoir Tadley help?
We manage everything from compliance and paperwork to tenant communication and rent recovery. Our job is to protect your income and keep things running smoothly.
Final thoughts: Don’t panic, plan ahead
While the abolition of Section 21 marks a clear shift in the lettings landscape, it doesn’t mean landlords lose all control. With proper processes and support in place, you can continue to rent confidently and successfully.
If you’re unsure where to start, we’re here to help.
Book your free rental consultation with Belvoir Tadley today to:
- Review your tenancy agreements
- Check compliance across your portfolio
- Get ready for the Renters Reform Bill
Your rental property deserves more than guesswork. Let’s move forward together.
