TLDR
The section 21 notice deadline is approaching. After May 2026 you can no longer serve a no fault eviction notice. This guide explains the key dates, the risks of missing them and how landlords can still sell blocks even with tenants in place.
What’s in This Article
Key deadlines for serving a section 21 notice
Risks if landlords wait too long
New eviction rules after May 2026
Preparing your block for sale
Selling with tenants in situ
FAQs
Next steps
Key Deadlines for Serving a Section 21 Notice
The final date for serving a section 21 notice is expected to fall just before the new Renters Rights Act rules start in May 2026. After the deadline passes, landlords will lose the ability to end a tenancy without a legal ground.
This means landlords who intend to sell a block and want vacant units must act early. Waiting too long may leave you unable to prepare the building for a buyer who wants empty possession.
Risks of Missing the Section 21 Notice Deadline
Section 21 Notice and Sale Delays
If you miss the deadline, you cannot rely on quick or simple possession routes. Every claim will need evidence. Tenants can challenge notices, and tribunals may take many months to process cases.
Section 21 Notice and Tenant Protections
Once the new rules begin, tenants gain stronger rights. Any attempt to remove them without a valid ground may lead to penalties or challenges. This makes selling with vacant possession much harder.
How Evictions Will Work After May 2026
When section 21 is removed, landlords must use Section 8 grounds. These include:
Serious arrears
Misconduct
Intention to sell the whole property
Each requires evidence and notice. Ground 1A for selling needs four months’ notice and includes a twelve month period where the property cannot be re let.
Preparing Your Block for Sale
Landlords should review:
Tenancy agreements
Rent arrears
Safety certificates
Compliance records
Tenant cooperation
If vacant possession is impossible before the deadline, you can still sell the building with tenants in situ.
Selling With Tenants in Situ
Citywide Blocks buys blocks with tenants in place. You do not need to issue a section 21 notice or wait for possession. We purchase blocks that have:
Full occupancy
Rent arrears
Compliance gaps
Mixed tenancy lengths
Tenants who refuse to leave
This avoids the stress of serving notices close to the deadline.
FAQs
Can I still serve a section 21 notice now
Yes, until the deadline. After that it will not be valid.
Can I sell without removing tenants
Yes. Many investors prefer tenants in situ.
Will missing the deadline reduce my building value
It can. Buyers often pay less when vacant possession is impossible.
Next Steps for Landlords
The section 21 notice deadline is a key moment for landlords planning to sell. If you want to avoid long possession processes or want a fast, private sale, Citywide Blocks can help.
Call 0113 323 0678 for a free valuation and confidential discussion.
