The Renters’ Rights Bill is set to overhaul how landlords regain possession of their properties — and that includes the abolition of Section 21 ‘no-fault’ evictions.
From now on, if you want your property back, you’ll need a legally recognised reason — and that reason must match one of the updated possession grounds under Section 8.
At Highwood Estates, we’re already helping our landlords in Finchley, Mill Hill, Colindale, Ealing, and beyond prepare for what’s next. Here’s what you need to know — and how to stay one step ahead.
📜 What’s Changing?
✅ No more Section 21
The ‘no-fault’ route is being scrapped. You’ll no longer be able to end a tenancy just because you want to.
✅ New and updated legal grounds only
To regain possession, you’ll need to use a valid ground under the updated Section 8 framework.
✅ Selling or moving in? That’s now a legal ground
Landlords (or close family) moving in, or selling the property, are now acceptable reasons — but with longer notice and stricter rules.
✅ Longer notice periods
Some grounds now require 4 months’ notice, especially when there’s no tenant fault.
✅ Stronger protections for tenants
In many cases, tenants will now have a 12-month ‘protected period’, during which you can’t use certain grounds like sale or moving in.
🔎 Key Grounds You’ll Need to Know
Here’s a simplified overview:
📦 Moving Back In (New)
You can take the property back to live in it — but only after 12 months, and with 4 months’ notice.
🏡 Selling the Property (New)
Selling is now a valid ground — also with 12-month protected period and 4 months’ notice.
💸 Rent Arrears (Updated)
You’ll need to prove 3 months of arrears (not 2) for a mandatory ground. Notice period: 4 weeks minimum.
⚠️ Anti-Social Behaviour
Still a valid ground — but stronger emphasis on evidence and impact.
🛠️ Breach of Tenancy
Damaging the property, illegal use, or breaching terms will still apply — but expect closer scrutiny.
👀 What Landlords Should Do Now
🧾 Get your paperwork in order
From rent records to tenancy agreements — make sure your files are ready to back you up.
📅 Start planning ahead
If you’re thinking of selling or moving back in, you’ll need to time it right — and give proper notice.
✅ Review your tenancy strategy
Are you prepared to manage tenancies with tighter possession rules? Now’s the time to tighten your processes.
📋 Update with the right notices
When the Bill passes, only specific Section 8 notices with clear legal grounds will be valid.
🧠 Highwood Estates Can Help
As experienced lettings and management agents, we handle the legal side so you don’t have to.
We’ve already updated our tenancy templates, notice procedures and landlord strategies in line with the Renters’ Rights Bill — so our landlords are protected and prepared.
📞 Ready to future-proof your property?
Call us on 0203 3707 728
Or visit www.highwood-estates.co.uk
We cover: Finchley | Colindale | Mill Hill | Ealing | North & West London
