What the end of Section 21 means for Wandsworth landlords this August

Section 21 has now ended for England's private rented sector. Since 1 May 2026, landlords cannot serve new Section 21 “no-fault” notices, and existing assured shorthold tenancies have moved to the assured periodic tenancy system. Landlords now generally need to rely on a valid Section 8 possession ground.

The transitional period has also ended. If a valid Section 21 notice was served before 1 May 2026, court proceedings normally had to be started by 31 July 2026 or earlier if the notice expired sooner. Claims properly issued by then can continue. If no claim was started in time, landlords must use the current possession grounds instead. Our guide to the Section 21 deadline that has now passed explains the position.

The possession grounds Wandsworth landlords are most likely to use

Grounds 1 and 1A cannot require the tenant to leave during the first 12 months of a new tenancy, although notice can be served earlier if it expires after that protected period.

For many owners of Wandsworth investment property, this makes exit planning more important than it was under Section 21.

The government's full grounds for possession guidance should be checked before serving notice.

The 12-month re-letting restriction

If possession is recovered using Ground 1 or Ground 1A, landlords are normally prohibited from re-letting or marketing the property to let for 12 months, subject to limited exceptions. Breaching that restriction can result in enforcement action and a financial penalty of up to £40,000 as an alternative to prosecution.

That makes the holding costs of an empty Wandsworth property relevant when planning a sale. If selling is genuinely intended, preparing the marketing of houses and flats for sale in Wandsworth before possession is recovered may help reduce the vacant period.

Rent increases also work differently

Landlords must now use the Section 13 process and Form 4A to increase rent, giving at least two months' notice. Rent normally cannot be increased more than once a year, and tenants can challenge an increase that exceeds the open-market rent.

Understanding what Wandsworth tenants are actually looking for can therefore help landlords set realistic rents.

Tenants can usually end an assured periodic tenancy by giving two months' written notice. Rental bidding above the advertised rent is prohibited, rent in advance is generally limited to one month after the tenancy agreement is signed, and landlords must consider pet requests and give a valid reason for refusing them.

For owners considering full property management in Wandsworth, it is also worth reviewing the true cost of self managing a rental. Our full management service is charged at 13% with no VAT added.

Frequently asked questions

Is Section 21 completely abolished?

Yes for new notices. Only qualifying possession claims started under the transitional rules by 31 July 2026 can continue under the old process.

Can I evict a tenant because I want to sell?

Yes, Ground 1A can be used where there is a genuine intention to sell, normally with four months' notice and subject to the first-year protected period.

Do landlords still need to provide the How to Rent guide?

The old How to Rent requirement has been replaced for the new tenancy system by updated written-information rules and the Renters' Rights Act Information Sheet requirements. See the official landlord guidance on GOV.UK.

What if my tenant stops paying rent?

Mandatory Ground 8 generally requires at least three months' rent arrears for monthly-paid rent at both notice and hearing stages. Lower arrears may still support discretionary Grounds 10 or 11.

Commercial property remains subject to separate rules. See commercial property to let in Wandsworth, commercial premises for sale and our comparison of the residential versus commercial question.

For local advice, speak to your Wandsworth lettings and property management team on 020 8870 5800.

Click here to schedule an appointment with Matt, founder of Lets Find A Home