Life After Section 21: What Landlords Need to Know — and How to Stay Ahead

With the Renters Rights Act now reshaping the private rented sector in England, one of the biggest changes is the end of Section 21 “no-fault” evictions. For landlords, this isn’t just a legal tweak — it fundamentally changes how properties must be managed, documented, and protected.

So what does life after Section 21 really look like, and how should landlords adapt?

Goodbye “no-fault”, hello justified grounds

Under the new rules, landlords can no longer ask tenants to leave without a valid reason.
To regain possession, you’ll now need to rely on specific grounds — such as persistent rent arrears, anti-social behaviour, or your intention to sell or move back into the property.

In practice, that means evidence matters more than ever. Clear records, well-written tenancy agreements, inspection notes, and communication logs will all play a key role if possession needs to be sought.

More security for tenants — and more risk if things go wrong

Tenants now have greater security and may stay longer unless landlords can prove a legitimate reason for eviction. While stability can be positive, it also increases the risk of:

• Problematic tenants being harder to remove

• Rent arrears building up for longer

• Time-consuming and stressful legal processes

Student landlords face a particular challenge. If a student group decides to leave early, does the landlord accept the void until the next student group or move into the professional HMO market ? If you do move then you will be out of synch with the academic cycle and it will be difficult to return to the student market.

Expect longer timescales — and plan financially

Without Section 21, all possession claims must now go through the courts. Unlike accelerated proceedings done without court hearings, these cases can face delays — especially where court backlogs already exist.

That increases the possibility of:

• Extended loss of rent

• Delays regaining your property

• Added legal and administrative costs

Building financial resilience — through contingency funds or rent guarantee insurance — is becoming an essential part of being a landlord, not a luxury.

What landlords should do next

To stay protected, we recommend that landlords:

1. Review existing tenancy agreements and ensure documentation is watertight.

2. Think strategically about your portfolio — whether that means growing, holding, or exiting.

3. Put systems in place to handle arrears and disputes early.

4. Stay informed as the new legal landscape settles.

5. Consider Rent Guarantee and Legal Protection insurance

Proactivity will now make the biggest difference to outcomes.

How Goldsmith Property helps landlords stay in control

At Goldsmith Property, our focus is simple: protect your investment while keeping you compliant.

We do this through:

• Rigorous tenant screening and referencing

• Regular inspections and proactive tenancy management

• Clear guidance on Section 8 grounds and legal requirements

• Professional arrears management systems

• Access to specialist solicitors when disputes escalate

• Market-leading rent guarantee options with legal protection

• Ongoing landlord workshops and updates

The rental market is changing — but with the right support and planning, landlords can continue to operate successfully and confidently.

If you’d like to discuss how the end of Section 21 affects your properties, we’re here to help.
Get in touch with Goldsmith Property today and let’s make a plan that protects your future. Book a free consultation call here - Book Call.