Section 21 deadline drives a landlord possession surge

Landlords facing the final Section 21 ‘no-fault’ eviction court deadline fuelled a sharp rise in possessions last month.

Tenant eviction specialists, Landlord Action, recorded its busiest month for enquiries in almost a year.

That excludes the spikes seen in March and April before the Renters’ Rights Act took effect.

It says that new instructions were 28% higher than in July 2025, with more than 35% of enquiries converted into cases.

Almost one third involved landlords trying to progress Section 21 claims before the 31 July deadline.

Possession deadline pressure builds

Paul Shamplina, the firm’s founder, said: “The pressure created by the 31 July deadline was clear from the number of landlords contacting us throughout the month.

“Our phones were exceptionally busy, with staff working extended hours to handle as many enquiries as possible.”

He added: “Unfortunately, many landlords had left it until the final days to seek advice or progress a claim.

“Instructing a solicitor immediately before the deadline did not automatically mean a claim could be issued.”

Section 21 transition

Landlords who served a valid Section 21 notice before 1 May had until 31 July, or the earlier expiry date of the notice, to begin possession proceedings.

Those who failed to start a claim in time can no longer rely on that notice and must consider whether a revised Section 8 ground applies.

Mr Shamplina said every case and supporting document had to be checked because an error in the original notice or paperwork could result in rejection.

Landlords whose claims were issued must now wait for them to be processed, heard and, where necessary, enforced by the courts.

Section 8 cases

Rent-related Grounds 8, 10 or 11 featured in 39% of the new possession cases recorded during July.

Ground 1A, which applies when a landlord intends to sell, was used in 30%, while Ground 1, for occupation by the landlord or a family member, accounted for 8%.

Other grounds appeared in 29% of cases, although some claims relied upon more than one.

Mr Shamplina said the revised system was more evidence-led, with each ground carrying its own conditions, notice requirements and evidential tests.

For help and advice about tenant eviction and collecting arrears, then Landlord Action may be able to help: