A property disputes expert says he expects higher volumes of Section 21 notices to be served over the next two weeks.

But he warns last‑minute notices are at risk of failing if the correct supporting evidence are not fully in order.

Section 21 notices are used by residential landlords to seek possession of an assured shorthold tenancy without alleging tenant fault. 

These notices will be abolished from 1 May as part of The Renters’ Rights Act 2025 with 30 April being the last day they can be served.

From 1 May 2026, landlords seeking possession will generally need to rely on Section 8 grounds and, where a tenant does not leave, progress matters through the courts.

Irwin Mitchell stress that 30 April 2026 is not a finish line for possession disputes, but the last opportunity to start the Section 21 route. 

Where a valid notice has already been served before 1 May 2026, claims can still be progressed through the courts under transitional arrangements.

However, property experts at the firm add that all the relevant evidence of the statutory compliance before serving a section 21 notice shouldn’t be left to the last minute. 

This can include making sure your gas safety certificates, EPC certificates, prescribed information, how to rent guides were properly served on the tenant, and that these were all kept up to date in line with legislation. 

The deposit also needs to have been properly protected within 30 days of receipt.

Will Scott, Real Estate partner at Irwin Mitchell, comments: “We expect landlords and agents will look to use the final Section 21 window where it’s the right route, but it shouldn’t be a last-minute dash. 

“Before serving, you need to check you can evidence the statutory compliance that underpins a valid notice, otherwise you risk delay and wasted cost. 

“For most private tenancies, the last day to serve is 30 April, with Section 21 abolished from 1 May.”