Key takeaways
- → Section 21 no-fault evictions are abolished in England from 1 May 2026.
- → Landlords seeking possession must use Section 8 with a valid ground.
- → Existing and new ASTs become assured periodic tenancies with no fixed end date.
- → Options include self-management, an agent, selling, or leasing to an organisation.
- → A genuine provider lease needs careful documentation and independent legal advice.
What does the end of Section 21 mean?
The Renters' Rights Act 2025 changes came into effect in England on 1 May 2026. Section 21 'no-fault' evictions are abolished. Landlords who want possession must use Section 8 and rely on a valid ground. The notice period depends on the ground and situation; it is often four months. This is a significant change to consider when planning your next step, but it does not mean every landlord needs to sell or stop letting.
Existing and new ASTs become assured periodic tenancies with no fixed end date. A tenant can give two months' notice, and rent increases go through the statutory process once a year. Landlords should understand how these changes apply to their arrangements and keep their paperwork and records in order.
This is general information, not legal advice. If you need to serve notice, want to recover a property or are changing the way it is let, get independent advice for your circumstances. For a fuller explanation, read our plain-English Act guide.
Option 1: Continue self-managing
If you know your property and tenants well, continuing to manage the tenancy yourself may feel like the simplest option. You retain control over communications and the decisions you make about the property. You also remain responsible for handling the administration, maintenance and tenancy matters that arise.
Review the time you can realistically give the property. Consider how you will keep track of rent, respond to repair issues, record conversations and deal with any formal steps that may be needed. The shift to periodic tenancies and the end of Section 21 make it especially important to understand the process that applies rather than relying on an assumed fixed end date.
Self-management may suit owners who want hands-on involvement and can keep up with the necessary work. If the workload or uncertainty no longer suits you, compare the other options before making a decision.
Option 2: Appoint a letting agent
A letting agent can take on agreed parts of the letting process, which may reduce the amount of day-to-day administration you handle. The scope depends on the service you choose and the agreement you sign. Ask exactly what is included, what remains your responsibility and how the agent will report issues or costs.
An agent is not the same as a guaranteed-rent lease. In a conventional letting arrangement, the landlord remains the owner and the tenancy is with the resident. A managed service may help with practical tasks, but you should not assume that an agent removes your responsibilities or guarantees rent. Read the agreement and ask about charges before appointing one.
Compare the service with the time and control you want. For some landlords, professional management is a suitable middle ground between doing everything themselves and changing how they hold the property.
Option 3: Sell the property
Selling may suit a landlord who no longer wants to hold or manage a rental property. It can also be a way to release the property from a long-term investment plan. Before making a decision, consider your own financial position, timing and any existing commitments attached to the property.
A sale is a substantial choice, not simply a response to one change in tenancy rules. It is worth comparing what you would receive from selling with the income, costs and responsibilities of continuing to own the property. If a tenant currently lives there or another agreement is in place, seek appropriate advice about your specific position.
Some owners may decide that selling is right for them; others may prefer to retain the property but change how it is managed. The right answer depends on your plans, not on a universal rule.
Option 4: Consider a lease to an organisation
A landlord may lease a property to a housing provider or other organisation using a long-term corporate or head lease with agreed rent. A genuine lease between a landlord and a company or organisation is not an assured tenancy between those parties. It can be for a fixed term and include agreed break clauses. The people living in the property may, however, have their own protected tenancies with the provider.
Every arrangement must be genuine and properly documented. Do not treat a provider lease as a shortcut around legal requirements. Get independent legal advice on the agreement, the parties and how the arrangement will operate in practice.
Social Ready Ltd in Watford connects landlords with vetted, financially checked guaranteed rent providers, including housing associations, councils and supported housing providers. Its leases run for 3 years or more. Rent is paid monthly on the same date by BACS including when the property is empty, unless the contract says otherwise; the service describes this as no voids and no management fees. Joining is free with no obligation.
Option 5: Compare before choosing
The fifth option is to pause and compare the available routes before making a commitment. For a provider lease, check who the leaseholder is, the provider's financial standing, break clauses, responsibilities for maintenance and the condition expected at hand-back. Ask for the terms in writing and obtain legal advice before signing.
Under the described provider arrangement, the provider handles tenant management and maintenance and regular inspections take place. The landlord supplies an EPC, Gas Safety certificate and EICR, and must provide a safe, habitable property. Confirm that the lease clearly explains each party's role. Guaranteed rent is often set below full market rent in exchange for certainty, so weigh the rent against the terms and responsibilities.
You can explore guaranteed rent, read what it means, or review leasing pros and cons. Options are not interchangeable: the right fit depends on how much control, involvement and certainty you want.
NoteGeneral information, not legal advice. Every agreement is set out in your Rent Guarantee Agreement — take independent legal advice on your situation.
FAQ
No, Section 21 no-fault evictions are abolished in England. A landlord seeking possession must use Section 8 and rely on a valid ground.
No, selling is only one option. You can continue self-managing, use a letting agent, or consider a genuine lease to a housing provider or organisation.
No, every arrangement must be genuine and properly documented. Residents may have protected tenancies with the provider, and landlords should take independent legal advice.
Sources
About Social Ready
Social Ready Ltd is an award-winning social housing brokerage (Social Value Award, National Property Awards 2026) based at 96b Queen's Rd, Watford, with over 20 years of combined experience across property and social housing. More about us →