Yes. Early evidence suggests that some landlords are already finding it more difficult to regain possession of their properties following the abolition of Section 21 under the Renters' Rights Act.
A recent Goodlord snap poll found that 25% of landlords surveyed reported challenges regaining possession from problem tenants. Since Section 21 was abolished in May 2026, landlords must now rely on Section 8 and specific legal grounds when seeking possession.
The changes are prompting landlords to reconsider how they approach tenant selection, compliance and property management, particularly as delays in the possession process can have a direct impact on rental income and portfolio performance.
What Has Changed Since Section 21 Was Abolished?
The abolition of Section 21 represents one of the biggest changes introduced by the Renters' Rights Act.
Previously, Section 21 allowed landlords to seek possession without having to establish a specific reason, subject to the required notice and legal requirements.
Since May 2026, Section 8 is the route landlords must use to regain possession, with landlords required to rely on specific grounds.
This means that landlords dealing with problematic tenancies need to understand which possession ground applies and ensure that the correct process is followed.
For landlords, getting the process right is increasingly important. Errors or incomplete documentation could potentially add further delays to an already more complex process.
Are Landlords Finding Possession More Difficult?
Early survey data suggests that they are.
Goodlord's poll found that one in four landlords surveyed had experienced challenges regaining possession from problem tenants since the new rules came into effect.
The process can also take longer in certain circumstances.
For example, where rent arrears are involved, landlords must wait four weeks after serving a Section 8 notice before proceedings can begin. This is twice the previous notice period cited in the report, while court delays can extend the overall timeline further.
For a landlord, a prolonged possession process can mean more than legal administration. It can affect cash flow, property availability and the timing of the next tenancy.
Landlords Are Becoming More Cautious
The changes appear to be influencing how landlords approach tenant selection.
According to the Goodlord poll, 39% of landlords surveyed said they had adopted more cautious tenant vetting procedures to reduce the risk of future possession problems.
A further 9% said they were investing more in tenant retention to avoid unnecessary turnover.
This suggests that prevention is becoming a bigger priority.
With possession potentially taking longer, landlords may have greater incentive to identify potential risks before a tenancy begins and maintain strong relationships throughout the tenancy.
Why Tenant Checks Matter More Than Ever
Thorough tenant referencing has always been an important part of letting a property, but the changing possession landscape makes it even more significant.
Separate Goodlord research highlighted concerns around tenancy fraud, estimating that fraudulent tenancy applications are costing the UK private rented sector £4.1 billion in financial losses each year.
The research also found that 41 out of every 1,000 tenancy applications were flagged for suspected fraud between July 2025 and June 2026.
For landlords, this reinforces the importance of carrying out appropriate checks before agreeing to a tenancy.
A problematic tenancy can result in lost rental income, additional maintenance costs, legal expenses and longer void periods, all of which can affect the overall return on a property.
Compliance Is Another Growing Challenge
Possession is not the only area where landlords are experiencing additional pressure.
The Goodlord poll also highlighted wider concerns following the introduction of the Renters' Rights Act, including increased compliance requirements and costs.
For landlords managing several properties, keeping track of certificates, inspections, tenancy information and other requirements can become increasingly difficult.
Missing a deadline or failing to maintain the correct documentation can create additional risks, particularly when landlords need to rely on specific legal grounds to regain possession.
What Does This Mean for Landlords?
The changing possession process means landlords need to take a more proactive approach to managing their properties.
This includes:
The aim is not simply to prepare for the possibility of eviction, but to reduce avoidable problems throughout the tenancy.
Why Portfolio Visibility Matters
For landlords, a possession issue can quickly become a financial issue.
If a property is tied up in a lengthy possession process, the impact can extend beyond the immediate tenancy. Landlords may need to account for lost rental income, legal costs, maintenance work and the time required to prepare the property for a new tenant.
This makes it increasingly important to understand how each property contributes to the overall performance of a portfolio.
Rental income alone doesn't tell the complete story.
Landlords should also consider:
Having a clear view of these factors can help landlords identify which properties are performing well and where changes may be needed.
How Propell Can Help
As the private rented sector becomes more complex, landlords need greater visibility across their portfolios.
Propell brings key property information together in one platform, helping landlords monitor live property valuations, rental comparables, compliance requirements and portfolio performance.
By having important information in one place, landlords can make more informed decisions and stay proactive as regulations and market conditions change.
The abolition of Section 21 has changed the way landlords regain possession of their properties, and early evidence suggests some are already experiencing greater challenges.
As the private rented sector adapts to the Renters' Rights Act, thorough tenant checks, strong compliance processes and effective portfolio management will become increasingly important.
For landlords, being proactive could help reduce risks and make it easier to navigate an increasingly complex rental market.
Frequently asked questions
Can landlords still use Section 21 to regain possession?
No. Section 21 has been abolished as part of the Renters' Rights Act. Landlords must now rely on Section 8 and an applicable legal ground when seeking possession.
Why are landlords becoming more cautious about tenant selection?
With possession potentially taking longer under the new framework, landlords may face greater financial and administrative consequences when dealing with problematic tenancies. A Goodlord poll found that 39% of landlords surveyed had adopted more cautious tenant vetting procedures since the changes came into effect.
What can landlords do to reduce tenancy risks?
Landlords can take a proactive approach by carrying out appropriate tenant checks, maintaining accurate records, staying on top of compliance requirements, monitoring rent payments and addressing issues early. Keeping a clear view of property performance can also help landlords understand the financial impact of potential voids, maintenance and other tenancy-related costs.
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