The Rules Have Changed.
We Know Exactly What to Do.
Section 21 no-fault evictions were abolished on 1 May 2026. For most private assured tenancies in England, possession now requires a valid Section 8 ground. The right process starts with the property, tenancy and evidence.
Help 4 Landlords has been handling evictions, rent arrears, and possession claims for landlords across England since 2010. We know the new law inside out. We know which ground applies to your situation, how to serve notice correctly, and what happens at court.
Call us free — 7 days a week — and we'll tell you exactly where you stand.
Get a free case assessment
Tell us your situation. We'll call you back — as soon as we can.
The Renters' Rights Act 2025 — What Changed on 1 May 2026
The biggest change to English rental law in decades came into force on 1 May 2026. Section 21 — the 'no-fault' eviction notice that let landlords end tenancies without giving a reason — no longer exists. Most private assured tenancies in England now operate as assured periodic tenancies. Different rules apply to excluded arrangements and to properties outside England.
This does not mean landlords have lost their rights. It means the process is different — and more procedurally demanding. Section 8 grounds and notice periods have changed. The correct ground, evidence and notice need to be checked together to reduce avoidable delay.
❌ What's gone
- Section 21 'no-fault' evictions — abolished 1 May 2026
- Assured Shorthold Tenancies — replaced by open-ended Assured Tenancies
- Fixed terms for most private assured tenancies in England — replaced by periodic tenancies
- Using the sale or moving-in grounds to obtain possession within the protected first 12 months
✅ What landlords can still do — if done correctly
- Rent-arrears possession — Ground 8 has payment-frequency thresholds and evidence tests at notice and hearing
- Sell your property — four months' notice under Ground 1A (tenancy must be 12+ months old)
- Move back in yourself or a close family member — four months' notice under Ground 1
- Evict for anti-social behaviour, criminal activity, property damage, and other tenancy breaches
This is where Help 4 Landlords comes in. We assess your situation, identify the correct Section 8 ground, and make sure every notice, every deadline, and every court document is exactly right.
Check the linked official guidance for current grounds and notice periods. The information here is general guidance, not advice on a particular tenancy. Full guide to the Renters' Rights Act →
When the tenancy is no longer workable, start by understanding your lawful options.
If your tenant is paying rent but their conduct, the condition of the property or another issue is making the tenancy difficult, it is important to establish whether a lawful possession route may apply before taking action.
Since Section 21 ended, there is no automatic route to possession. We will review the tenancy, the facts and the documents you hold, then explain the grounds and process that may be relevant to your circumstances.
- Clear, case-specific guidance on the available lawful options
- A review of the evidence and documents you may need
- Practical next steps, including where a notice or court process may be required
A consultation is an assessment, not a promise of possession or a particular timescale. Each case depends on its facts and the applicable legal process.
Find out about the consultation →London & South East Specialists
Serving Reigate, Redhill and Surrey. Covering every London borough, Kent, Sussex and all of England.
What We Do
We handle the full landlord legal process — from identifying the right ground to getting your property back. Every case is different. We'll tell you straight what yours needs.
Tenant eviction — Section 8
We identify the correct ground from the 37 now available, serve notice correctly, prepare your court file, and stay with you through to possession.
Rent arrears — Ground 8
Ground 8 has updated arrears thresholds. We review the payment schedule, benefit-related arrears and evidence before confirming the appropriate ground and notice.
Anti-social behaviour
Noise, criminal activity, harassment, property damage — we know which grounds apply and how to build a case that holds up in court.
Selling your property — Ground 1A
Four months' notice required. Tenancy must be 12+ months old. We serve notice correctly so it doesn't jeopardise your sale.
Moving back in — Ground 1
Landlord or close family member needs the property back? Four months' notice. We advise on eligibility and handle service.
Squatter eviction
Squatting in residential property is a criminal offence. We remove squatters quickly and legally, anywhere in England.
Debt recovery
The tenant leaving doesn't cancel what they owe. We pursue rent arrears and losses through the courts with interest.
Trace a tenant or debtor
Former tenant gone quiet? No find, no fee. We locate tenants and debtors and can run an asset search before you commit to enforcement.
Court representation
Cannot attend a hearing? We can arrange representation for a suitable landlord court case, subject to review and availability.
Tenant removal consultation
Paying rent but the tenancy is not workable? Book a £350 consultation to understand the lawful options that may apply.
High Court eviction
If you already have a possession order, we can discuss the appropriate enforcement route. Court permission, notice requirements and availability affect timing.
Three Stages. Fixed Fees. No Surprises.
We've operated on fixed fees since day one. You know what you're paying before we start. No premium-rate numbers, no running meter, no invoice that catches you off guard.
Strike 1 — Notice and Pre-Action
- Full review of your tenancy agreement and the circumstances of your case
- Identification of the correct Section 8 ground — and whether you are ready to serve notice
- Preparation and service of the Section 8 notice in the correct form with the correct notice period
- Pre-action letter to the tenant: what the breach is, what must happen, and what comes next if they do not comply
- Honest case assessment — if you are not in a strong position yet, we will tell you before you spend a penny more
If the tenant pays up or vacates after Strike 1, that's the outcome you wanted. Many do.
Strike 2 — Court Proceedings & Possession Order
- Full preparation of your court case and witness statement
- Submission of the possession claim to court, including payment of the court fee
- Attendance and representation at the possession hearing
- Preparation for the court's decision on possession; the outcome and date depend on the case
- Discussion of separately scoped enforcement if the tenant remains after an order
- Advice on next steps for separately scoped rent and debt recovery
We represent you from first notice through to possession and enforcement. You do not get passed around.
Bailiff Appointment — Enforcement
- Review of the possession order, the date for possession and any conditions set by the court
- Preparation of the required request to appoint a bailiff to enforce the possession order
- Submission to the court and confirmation of the £152 bailiff fee
- Clear updates on the appointment process, subject to the court and bailiff availability
- Guidance on the next lawful step once the appointment has been confirmed
This service helps arrange enforcement after a possession order. Court listing, bailiff availability and entry remain subject to the applicable process.
Why Landlords Have Trusted Us Since 2010
We are not a law firm. We do not have a reception that answers between 9am and 5:30pm and switches on the answerphone when a problem lands on a Friday evening. We are a specialist service built entirely around landlords — their timetable, their situation, and their need for a straight answer rather than a cautious one.
Our approach starts with the tenancy, documents and outcome you need. The scope of support and any specialist legal input are confirmed before instruction, so you know who is handling each part of the process.
The initial advice is always free. Call us, explain what you're dealing with, and we'll tell you honestly what the ground is, whether you're ready to serve, and what it will cost. If the answer is 'not yet', we'll say that.
📞 Call free — 020 7993 6642
📅 Established 2010
Fifteen years of housing law, court hearings, and possession proceedings. We know what judges look for and what goes wrong when landlords manage it themselves.
⚖️ Specialist landlord support
Support with the documents and next steps, with the scope and any specialist legal input confirmed before instruction.
🆓 Free initial advice
We assess every case before charging anything. You know whether you have a strong case and what it will cost before you commit.
💷 Fixed fees — published openly
£200 for Strike 1. From £700 + £415 court fee for Strike 2. No billing surprises.
📆 7 days a week
Mon–Fri 9am–8pm. Weekends open. We are there when you need us, not just when it's convenient for us.
🗺 All of England
Wherever your property is, we cover it. London, Surrey, Kent, and everywhere in between.
Free service for landlords in genuine hardship
In exceptional circumstances — where a landlord faces genuine financial hardship such as an imminent mortgage repossession while a non-paying tenant remains in the property — we may be able to provide our eviction service at no charge. We are a people's company. We do not stand by while innocent landlords face repossession because of a tenant who refuses to leave or pay rent. If you are in that position, please call us.
Know Where You Stand Before You Act
A clear first conversation, a prepared case and a cost agreed before instruction.
Explain the situation
Tell us where the property is, what has happened and the outcome you need. Bring any notice or court deadline to the first call.
Review the evidence
Tenancy terms, rent records and correspondence help identify the next step and any missing information.
Agree the next stage
Understand the proposed work, service fee and court or enforcement dependencies before committing.
Frequently Asked Questions
Our consultants answer these questions every day. If yours is not here, call us — the first advice is always free.
Can I use Section 21 in England?
Not for a new notice served on or after 1 May 2026. Current English possession normally uses Section 8, Form 3A and a statutory ground.
What is Strike 1?
The standard residential first stage is £200, subject to review and confirmed inclusions.
What is Strike 2?
The standard court stage starts from £700 plus £415 court fees, subject to suitability and additional work.
What does the bailiff appointment service cover?
The £275 service covers reviewing the possession order and preparing the request to appoint a bailiff. A £152 bailiff fee applies separately and is confirmed before instruction.
Can I evict for rent arrears?
Potentially, using the current arrears grounds and evidence. Ground 8 has statutory threshold tests.
Can I recover unpaid rent?
A money claim and enforcement may be available, but judgment and successful recovery are separate.