TLDR

Section 21 is being abolished. From May 2026, landlords will no longer be able to remove tenants without fault. Selling a block of flats will now require a valid possession ground, stricter evidence, and a more extended notice period. This guide explains what the new rules mean for landlords and how Citywide Blocks can help you sell even if tenants remain in the building.

What’s in This Article

• What the end of Section 21 means for landlords
• The new legal grounds you must use to sell
• How the 12 month protected period works
• New rules on rent increases before selling
• How Citywide Blocks buys blocks with tenants in place
• FAQs
• Next steps for landlords

What Does the Abolition of Section 21 Mean for Landlords

Section 21 notices allowed landlords to end tenancies without giving a reason. This will no longer be possible. Every eviction will need a legal reason, evidence, and a formal process.

This affects landlords who want to sell because you can no longer remove tenants to market the building vacant. Any attempt to use the wrong possession ground may lead to fines, compensation claims, or penalties.

The New Possession Grounds for Selling a Property

Once Section 21 is removed, landlords must use Section 8 grounds. The two most relevant grounds for selling a block of flats are:

Ground 1A: Selling the Property

You can use this ground if:

• You intend to sell the whole property
• You give the correct notice period
• You have not breached any compliance rules

This ground is designed for owners who need vacant possession in order to complete a sale, but it comes with conditions that many landlords will find difficult.

Limitations of Ground 1A

• You must give four months’ notice.
• You cannot re-let the property for 12 months after using this ground.
• Councils may investigate any sale that looks speculative.

If you plan to sell a block and continue collecting rent while marketing it, this ground is not suitable.

Grounds for Serious Arrears or Misconduct

These can still be used, but only if the tenant meets strict criteria.

The 12 Month Protected Period Explained

After serving a notice to regain possession for selling, you cannot:

• Re-let the property
• Change tenants
• Use the building for any purpose other than sale

This protected period exists to prevent landlords from evicting tenants to raise rent or replace them with other tenants.

This rule heavily impacts landlords who own blocks of flats, especially those with multiple tenancies at different stages.

Can You Sell With Tenants Still in Place

Yes. Many investors actively prefer buying fully tenanted blocks. Mortgage lenders and buyers are comfortable with this when:

• Tenancies are compliant
• Rents are paid on time
• Safety certificates are in place

Selling with tenants avoids the legal risks and long timelines of the new possession rules.

Citywide Blocks specialises in buying blocks with tenants in situ, including blocks where:

• Tenants are on periodic tenancies
• Tenants refuse to leave
• There are arrears or compliance issues

You don’t need to remove tenants before you sell to us.

New Rules for Rent Increases Before Selling

Under the Renters Rights Act:

• Rent can only be increased once per year
• Tenants can challenge increases at tribunal
• Sudden rent rises to prepare for a sale may be rejected

This removes a common strategy landlords used before selling. Landlords must plan earlier and base decisions on long-term expected value.

How Citywide Blocks Helps Landlords Affected by the New Rules

Citywide Blocks offers a direct route to sale without the risk of eviction delays, legal disputes, or long notice periods.

We buy blocks even when:

• Tenants are still in place
• Eviction notices have already failed
• Tenants refuse viewings
• Some flats are empty and some are occupied
• There are arrears or complaints
• Compliance documents are missing

Our benefits

• Fast cash offers
• Completion within 4 to 6 weeks
• No need for vacant possession
• No need to serve notices
• No legal battles
• Discreet, private sales

This is becoming one of the only practical options for landlords who want to sell without waiting more than a year.

FAQs

Do I need to remove tenants before selling my block
No. Selling with tenants in situ is fully legal. Many buyers, including Citywide Blocks, prefer this.

Can I still use Section 21 before the law changes
Yes, until the cut off date. After that, Section 21 will not be valid.

Will the new rules reduce the value of my block
Blocks with difficult tenants, arrears, or compliance gaps may see reduced demand. Selling earlier can protect your value.

What if I need to sell quickly due to financial pressure
Ground 1A may take months. A cash buyer such as Citywide Blocks can complete in weeks.

Next Steps for Landlords

The removal of Section 21 is reshaping how landlords sell rental property. If you want to sell before the new restrictions take full effect, or if you want to avoid serving possession notices, Citywide Blocks can help.

Call 0113 323 0678
or request a free valuation through our website.

Fast sales. No eviction risk. No delays.