The government is making big changes to the way landlords can regain possession of their rental properties. As part of the Renters (Reform) Bill, the abolition of Section 21 – also known as “no-fault” eviction – is now firmly on the horizon.
But what does this mean for landlords in Kingston? And how can you stay protected under the new rules?
Whether you let a single property or manage a portfolio, understanding what’s changing – and what steps to take – will help you stay compliant, confident, and in control.
What is Section 21?
Section 21 of the Housing Act 1988 allowed landlords to end a tenancy without giving a specific reason, provided the correct notice was served and the fixed term had ended.
In short, it meant:
- You didn’t have to prove a breach of tenancy
- Notice could be given with two months’ warning
- It was widely used for flexibility and speed
While useful for landlords, the government argued it created uncertainty for tenants. Now, as part of wider reforms, it’s being removed altogether.
When will Section 21 end?
The Renters (Reform) Bill is currently making its way through Parliament. Once passed, it will:
- Abolish Section 21 notices entirely
- Strengthen Section 8 (which requires landlords to provide a reason for eviction)
- Introduce new grounds for possession
While an exact date isn’t confirmed, the government has committed to giving landlords at least six months’ notice before the new rules take effect.
As of now, Section 21 notices remain valid – but change is coming.
What does this mean for Kingston landlords?
Landlords in Kingston, like elsewhere, will lose the ability to end tenancies without a legal reason. All evictions will have to go through a revised Section 8 process, which includes:
- Breach of tenancy (e.g. rent arrears, damage, anti-social behaviour)
- Sale of the property
- Landlord or family member moving in
- Repeated late rent payments
The good news? These grounds will be strengthened to make the process more robust for landlords. For example, persistent rent arrears will have a clearer threshold, and some court processes may be digitised to speed things up.
What are the risks?
Without the flexibility of no-fault evictions, landlords may feel more exposed – especially when dealing with difficult tenants.
Potential risks include:
- Longer possession times, particularly if cases go to court
- More disputes, if tenants challenge the reason for eviction
- Higher management pressure, particularly for self-managing landlords
But with the right approach, you can reduce these risks and continue to let with confidence.
How Kingston landlords can stay protected
1. Get your paperwork in order
With the focus shifting to Section 8, accurate record keeping becomes more important than ever. Keep track of:
- Rent payments
- Maintenance records
- All tenant communication
- Inspection reports
This evidence will help if you ever need to seek possession through the courts.
2. Choose reliable tenants from the start
Prevention is better than cure. A thorough tenant referencing process helps reduce the chance of late payments, disputes, or issues later on.
At Martin & Co Kingston, we carry out:
- Full credit checks
- Employment and landlord references
- ID and right-to-rent verification
It’s about finding tenants who respect the home and the tenancy.
3. Review your tenancy agreements
Under the new rules, all tenancies will become periodic – meaning they roll on month to month, with no fixed term. Make sure your agreements are updated to reflect this change, and include the right clauses to protect your property.
4. Understand the new grounds for eviction
Not all change is bad. Many landlords will benefit from:
- A new ground for selling the property
- A moving-in ground (if you or a family member need the home)
- Stronger rules around anti-social behaviour and rent arrears
Understanding how to use these grounds – and when – is key. We can help guide you through them.
5. Consider full property management
Managing evictions, notices and legal changes isn’t for everyone. If you want peace of mind, a fully managed letting service can take care of it all – from compliance to rent collection and legal advice.
What support is available for Kingston landlords?
Navigating new eviction rules in Kingston doesn’t have to be a solo job. With expert local advice and support, you can make the most of your investment – even in a changing landscape.
At Martin & Co Kingston, we offer:
- Landlord advice tailored to the local market
- Regular updates on legal changes and deadlines
- Help with tenancy agreements, notices and compliance
- Full management services, including property inspections and maintenance
Whether you’re an experienced landlord or new to letting, we’ll make sure you’re covered whatever the Renters (Reform) Bill brings next.
Talk to our Kingston lettings team
Book your free landlord consultation
Final thoughts
The end of Section 21 in Kingston marks a big shift in how landlords operate – but it’s not all bad news.
With stronger Section 8 grounds, a focus on quality tenancies, and support from experienced agents, landlords can still thrive under the new rules. The key is to prepare early, stay informed, and get the right advice when you need it.
At Martin & Co Kingston, we’re ready to help.
