If you’re a landlord considering selling your HMO or changing its use, you need to act before summer 2025. The Section 21 Renters Bill will introduce major changes, including abolishing Section 21 evictions and replacing them with stricter Section 8 possession grounds.
Once the bill is in force, landlords will:
- No longer be able to use Section 21 for no-fault evictions.
- Need to give four months’ notice under Ground 1A – Sale.
- Be unable to serve notice within the first 12 months of a tenancy.
- Face a 12-month restriction on reletting after regaining possession.
If you serve a Section 21 notice before the new law takes effect, you can still regain possession under current rules—but you must act quickly. The NRLA confirms that once the bill becomes law, landlords will only have three months to apply for a possession order before the notice becomes invalid.
This doesn’t just apply to landlords selling an HMO. If you plan to convert your HMO into a single-let property, supported living, or another rental model, you could also be affected.
💡 Feeling overwhelmed by legislative changes and compliance? Find out how we can help and make managing your property easier.
When Will the Section 21 Renters Bill Take Effect?
The government and NRLA confirm that the Section 21 Renters Bill is expected to take effect in summer 2025. However, the final date is not confirmed, and it could be introduced later.
The bill will apply immediately to all existing tenancies, meaning landlords won’t have a transition period to adjust to the new rules.
How Will the Section 21 Renters Bill Affect Evictions?
Currently, landlords can use Section 21 to regain possession within two months if they follow the correct legal steps. Once Section 21 is abolished, landlords will need to rely on Ground 1A – Sale, which has stricter requirements:
- Four months’ notice instead of two.
- A 12-month waiting period before serving notice on a new tenancy.
- A 12-month restriction on reletting after regaining possession.
This will make it much harder to regain possession quickly, affecting landlords who want to sell their HMO or convert it into a different rental model.
Deadline for Using Section 21 Before the Renters Bill
Even if you serve a Section 21 notice before the new law takes effect, you must act promptly. The NRLA confirms that:
- Any possession claim must be issued before the expiry of the Section 21 notice or within three months of the bill’s commencement—whichever is sooner.
- If you fail to apply to court in time, your Section 21 notice will become invalid, and you will need to rely on the new Ground 1A – Sale.
This means that simply serving a Section 21 notice early is not enough—landlords must be prepared to take legal action if tenants do not leave voluntarily.
When Should I Serve a Section 21?
If you are selling your HMO or changing its use, we believe the best time to serve a Section 21 notice is May 2025. Here’s why:
- A Section 21 notice lasts for six months, but under the new law, landlords will only have three months after the bill is enacted to apply for possession.
- If the bill takes effect in summer 2025, a Section 21 notice served in May would still be valid, but you must apply to court within three months of the bill’s commencement if tenants do not leave.
- If the bill is delayed and comes into effect later in summer 2025, you’ll still have the normal six-month window to act.
- Serving notice too early could cause tenants to panic and move out sooner than expected, leading to unnecessary rental voids.
By serving a Section 21 notice in May 2025, landlords:
✅ Lock in the two-month notice period before it extends to four months.
✅ Ensure they can regain possession before the bill introduces new restrictions.
✅ Reduce the risk of tenants moving out too early, which could cause rental voids.
How to Serve a Section 21 Notice Correctly
To avoid delays or legal challenges, landlords must follow the correct legal steps when serving a Section 21 notice.
1. Ensure Compliance Before Serving Notice
Before serving a Section 21 notice, you must have:
- A valid Energy Performance Certificate (EPC).
- A Gas Safety Certificate (if applicable).
- Provided tenants with the latest How to Rent guide.
- Protected the tenant’s deposit in a government-approved scheme.
2. Use the Correct Notice Form
- Serve a Form 6A notice (available on GOV.UK).
- Deliver the notice in person, by post, or electronically (if agreed with the tenant).
3. Obtain Proof of Service
To prevent disputes, landlords should obtain clear evidence that the Section 21 notice was served correctly. Recommended methods include:
- Certificate of Service (Form N215).
- Tenant Acknowledgment: A signed and dated copy of the notice.
- Time and Date-Stamped Photograph: A photo of the notice being delivered.
- Witness Statement: A written statement from a witness.
If sending by post, use recorded delivery and keep the tracking receipt.
Need Expert Help?
Navigating these legal changes can be complicated, but working with a professional HMO management company like us can help you stay informed and compliant. We can:
- Ensure your eviction process follows legal requirements.
- Help with HMO compliance and tenant management.
- Provide guidance on the latest changes affecting landlords.
If you’re planning to sell or change the use of your HMO, it’s important to stay ahead of these new regulations. Get in touch with us today to discuss your options and avoid getting caught by the upcoming legal changes.
