How the Renters Reform Act Changes Eviction Rules for Teesside Landlords
The Renters Reform Act abolishes Section 21 and changes how you can evict. That's the headline. But if you're a Teesside landlord reading this, here's what matters: you still have ways to regain possession of your property. The law just made you name your reason first.
Section 21 — the "no-fault" eviction that let landlords end an Assured Shorthold Tenancy with two months' notice and zero explanation — is gone as of October 2024. Every eviction now runs under Section 8 of the Housing Act 1988, which means specifying which of the listed grounds you're relying on. If you've always operated fairly and kept decent records, the practical impact is manageable.
This post explains which grounds exist, what notice periods apply, and what you need to do differently. The devil is in the detail — getting an eviction notice wrong can cost you months and thousands in legal fees.
Section 21 Is Gone
From October 2024, you can no longer serve Section 21 notice on a tenant. No more "end of term, two months, goodbye." The law has closed that door entirely.
This does not mean you cannot regain possession. It means you need a valid reason from the list in Section 8. For most landlords, that reason exists. For a few, it will require planning.
The old Section 21 system had a virtue: simplicity. Served the notice, waited two months, got the keys back. No court hearing needed if you'd ticked the boxes (deposit protection, gas safety, prescribed info). Millions of tenancies ended that way.
The new system is less forgiving of shortcuts, but it's not a ban on eviction. It's a structure.
What You Can Do Instead: The New Section 8 Grounds
Section 8 of the Housing Act 1988 already had grounds for eviction. The Renters Reform Act kept most of them and added new ones. Here's what matters if you're managing a property in Middlesbrough or across the TS postcodes.
Mandatory grounds (the court must grant possession if you prove them):
Ground 1 — You want to sell the property. This is new under the Act. You must give four months' notice, and you cannot use this ground within the first twelve months of the tenancy. If you're a buy-to-let investor planning an exit, this is your route.
Ground 1A — You or a close family member intends to live in the property. Also new. Same four-month notice period, same twelve-month restriction. If you've bought a rental property intending to move in yourself later, this ground protects that intent.
Ground 6 — You need to carry out major works. Major renovation or repair work that cannot be done with tenants present. You'll need evidence of planned works. This is rarely used but exists for genuine situations.
Ground 8 — Serious rent arrears. The tenant owes at least two months' rent at both the date you serve notice and the date of the court hearing. This threshold has not changed. Two months in arrears is still two months in arrears.
Discretionary grounds (the court decides, based on the evidence and circumstances):
Ground 10 — Some rent arrears. The tenant owes rent but not enough to meet Ground 8 (less than two months). The court can grant possession but doesn't have to.
Ground 11 — Persistent late payment. This is new and important. Even if the tenant is currently up to date, a pattern of late payments — say, consistently three weeks late — can be grounds for possession. The court weighs whether the pattern is serious enough. This captures the tenant who pays but always late, which the old Section 21 system ignored.
Ground 12 — Breach of tenancy. The tenant has broken a term of the agreement. Anti-social behaviour, property damage, keeping an unauthorized occupant, breach of the "no pets" clause if that's in the agreement. Common and straightforward.
Ground 14 — Anti-social behaviour. Serious anti-social behaviour — harassment, violence, dealing drugs — can lead to possession. In severe cases, the notice period is just two weeks.
For most landlords, Grounds 1, 1A, 8, and 12 cover the vast majority of real-world situations.
Notice Periods: Get the Timeline Right
This is where errors happen. Under Section 21, the notice period was always two months. End of story.
Section 8 is different. The notice period depends on which ground you're using:
- Grounds 1 and 1A (sale or occupation): Four months
- Ground 6 (major works): Four months
- Ground 8 (serious arrears): Four weeks
- Ground 11 (persistent late payment): Four weeks
- Ground 12 (tenancy breach): Four weeks
- Ground 14 (anti-social, serious cases): Two weeks
Serve the wrong notice period and the court will dismiss the claim. You then start the entire process again. That's six months or more wasted.
If you're selling and need the tenant out, you're looking at four months' notice plus whatever the court queue is. If you're dealing with arrears, it's four weeks' notice plus queue time. Plan accordingly.
The Twelve-Month Lock-In
Here's a detail that catches people out. For certain grounds — Grounds 1, 1A, and some others — you cannot serve notice within the first twelve months of the tenancy.
This means if you take on a new tenant on 1 January, you cannot serve notice under Ground 1 (sale) until 1 January the following year. Then you add the four-month notice period. So your earliest exit date is roughly April of year two.
For a Teesside landlord used to six-month tenancies with a Section 21 safety valve, this is different. You are now committed to each tenant for a minimum of sixteen months if you think you might need to sell.
This is not a ban on short-term lets. It just means you cannot use the sale ground until month twelve-plus-four.
What Needs to Change in Your Business
You cannot unsee Section 21 just by wishing it back. Here's what to actually do.
Update your tenancy agreements. Your current agreement may reference Section 21 or assume a two-month exit route. Get it reviewed — or use a compliant template that reflects the new grounds and notice periods.
Keep records. If you rely on Ground 11 (persistent late payment) or Ground 12 (breach of tenancy), your records are your proof. Document rent payments, breaches, requests to remedy, everything. Dated photos, emails, written records. If a tenant disputes arrears or claims they never breached, you need evidence.
Know the ground before serving notice. Do not serve a Section 8 notice without being clear which ground you're using and whether you can prove it. Serving on the wrong ground wastes time and costs money.
Plan tenancy timescales. If you own a property in Middlesbrough and are considering a sale in the next two years, factor in the tenancy timeline. A new tenant starting in January may not be capable of vacating for a sale until April of the following year.
Get advice on complex situations. If you are dealing with anti-social behaviour, serious breaches, or arrears, take advice before serving notice. Eviction law is not forgiving of procedure errors. An experienced letting agent or solicitor will save you months of court delays.
One landlord we spoke with came to us wanting to serve Section 21 on a tenant who was six weeks behind on rent. We asked why first. Turned out the tenant had lost a job and was waiting on universal credit housing element, which takes five to six weeks to process. We negotiated a payment plan instead, the landlord got 80% of arrears within eight weeks, the tenant kept the home, and no legal fees were paid. The point: Section 21 has its place. Sometimes that place is "not yet."
The Court System Is Slow
One more reality. The English court system for landlord possession claims is under pressure. Waiting times vary by region, but in the North East expect eight to twelve weeks after your notice period expires before you get a hearing date.
This is not specific to the Renters Reform Act. It's been true for years. But it means the total timeline from serving notice to getting possession can easily be six to nine months, even if everything goes smoothly.
A faulty notice that gets dismissed adds another six months. That's why accuracy, records, and advice matter.
Frequently Asked Questions
Q: Can I still evict a tenant if they break the tenancy agreement?
Yes. Ground 12 allows possession on the grounds of breach of tenancy. You'll need to give notice specifying the breach, allow a reasonable period to remedy (if it can be remedied), and if they don't remedy it, you can proceed to court. The court has discretion, so the severity of the breach matters.
Q: What if a tenant is behind on rent but not two months?
Ground 10 covers "some arrears." It's a discretionary ground, meaning the court can grant possession but is not required to. The court will consider the tenant's circumstances, the size of the arrears, whether they've engaged with you, and whether they're likely to pay. The court also has power to grant a suspended possession order, giving the tenant a chance to catch up before you actually get the keys back.
Q: Do I need a lawyer to serve a Section 8 notice?
No. You can serve it yourself if you follow the rules. However, getting the notice wrong is costly, so many landlords use a letting agent or solicitor. If it saves you from having a notice dismissed and wasting six months, it's money well spent.
Q: Can I still serve a Section 21 on a tenancy that started before October 2024?
No. Section 21 was abolished across the board. Existing tenancies are subject to the new rules.
Q: What counts as "serious anti-social behaviour" under Ground 14?
The guidance suggests harassment, violence, drug dealing, or serious disruption to neighbours. Getting drunk once and being loud is probably not "serious." A pattern of violence or ongoing dealing is. The court will assess the evidence.
Q: How long do I have to wait after serving notice?
Depends on the ground. Grounds 1 and 1A: four months. Grounds 8, 11, 12: four weeks. Ground 14 (serious cases): two weeks. After the notice period expires, you then apply to court and wait for a hearing slot.
Q: Can I evict a tenant if I want to let the property to a family member?
Yes, under Ground 1A. You must have genuine intent for the family member to occupy as their main home. You give four months' notice. The same twelve-month restriction applies — you cannot use this ground in the first year of tenancy.
Q: What if the tenant disagrees with my Ground 8 arrears claim?
The court will hear both sides. You'll need bank records, the tenancy agreement, and rent payment records to prove arrears. If the tenant claims they paid (and produces evidence), the court will decide. This is why documentation is critical.
Moving Forward
The Renters Reform Act is complex, but it is not a ban on eviction. It is a structure. For landlords who operate fairly, keep records, and know the rules, the practical impact is manageable.
The biggest shift is from "no-fault exit with Section 21" to "fault-based exit with Section 8." You must have a reason. You must know which reason. You must follow the correct procedure.
For landlords across Middlesbrough and Teesside, get your systems in place now. Update your agreements, review your records, and know which ground applies to your situation. The 2025 compliance framework and the new eviction rules require it.
If you need clarity on how the changes affect your properties, or you want to discuss your current tenancies, get in touch. We help Teesside landlords navigate compliance and stay on the right side of the law.