The Renters Reform Bill is now moving forward – and one of the most talked-about changes is the long-expected abolition of Section 21, also known as the “no-fault eviction” process.
For landlords in Prescot, Huyton, West Derby and across Merseyside, this shift signals a new era in lettings. While it may feel like a loss of control, the key is preparation, not panic.
In this guide, we’ll break down exactly what’s changing, what it means for landlords and property investors, and what you can do to stay protected and profitable.
Whether you’re a seasoned landlord or just considering your first buy-to-let, this article is your practical roadmap through the post-Section 21 landscape.
What is Section 21 and why is it being scrapped?
Section 21 of the Housing Act 1988 allowed landlords to evict tenants without having to give a reason, provided they gave two months’ notice and the fixed term had ended.
It became known as the “no-fault eviction” and was often used to regain possession for selling the property, refurbishing or ending a tenancy that wasn’t working out – without needing to prove a breach.
However, the government has long argued that it creates uncertainty for renters and encourages instability in the private rented sector.
That’s why under the Renters Reform Bill, Section 21 will be removed completely. Every tenancy will be governed by new rules that require landlords to give valid grounds if they want to regain possession.
What replaces Section 21? Key changes for landlords
While the removal of Section 21 takes away a straightforward route to possession, the government plans to strengthen and modernise Section 8 – which is used when a tenant has breached the terms of the tenancy.
Some of the confirmed and proposed changes include:
- Stronger Section 8 grounds
Landlords will be able to use Section 8 to evict tenants for reasons such as:
- Repeated rent arrears
- Anti-social behaviour
- Breach of tenancy
- Selling the property
- Wanting to move in themselves or a close family member
These grounds are being expanded to offer more flexibility to landlords while still requiring evidence.
- All tenancies become periodic
There will be no more fixed terms. Instead, every tenancy will roll monthly or weekly, with tenants required to give two months’ notice. This is designed to offer renters more flexibility, but it also means landlords won’t be able to rely on fixed end dates anymore. - Faster court process (in theory)
The government has promised improvements to the legal system to reduce delays with court hearings, including a new digital eviction process. However, many landlord bodies remain sceptical that this will happen quickly or effectively.
The real impact on landlords
Removing Section 21 doesn’t mean you lose all rights as a landlord. But it does mean you’ll need to be more proactive, more organised and more cautious with who you let your property to.
Here’s what landlords in Prescot, Huyton and West Derby can expect:
More paperwork and evidence
If you need to evict a tenant using Section 8, you’ll need to clearly demonstrate the breach. That means proper record-keeping, clear communications and a solid paper trail.
Longer tenant stays
With tenancies defaulting to periodic and no fixed terms to fall back on, you may find tenants staying longer. That can be a benefit if they pay rent on time and look after the property – but a challenge if the relationship deteriorates.
Delays in regaining possession
Even under revised rules, regaining possession through the courts is likely to be slower than the current Section 21 process. Landlords will need to factor in more time and legal support.
Increased importance of tenant quality
A thorough tenant vetting process is no longer optional – it’s essential. Getting the wrong tenant in the door can make things much more complicated down the line.
How landlords can stay protected
Although the rules are changing, your ability to succeed as a landlord remains – as long as you adapt. Here’s how to reduce your risk and protect your rental income:
- Prioritise professional tenant referencing
Choose an agent that conducts detailed credit checks, employer references, previous landlord reports and affordability assessments. At Whitegates, we use trusted, robust systems to filter out potential issues before a tenancy begins. - Use full property management services
A well-managed tenancy is less likely to go wrong. With our full management service, you’ll benefit from regular inspections, tenant liaison, compliance support and fast response to maintenance – helping you avoid disputes and retain good tenants. - Keep excellent records
If you need to evict via Section 8, you’ll need to prove your case. Make sure all communications are logged, inspections are documented and rent payment histories are accurate. - Learn the new Section 8 rules
Understanding what qualifies as “serious rent arrears” or “anti-social behaviour” under the new system will be vital. We’ll be updating our landlord clients on these grounds as soon as the final details are confirmed. - Consider rent guarantee or legal protection insurance
These policies can cover missed rent or legal costs if you need to take action. As the market becomes more regulated, these protections become more valuable.
Looking for peace of mind?
Speak to our team about switching to a fully managed lettings service today.
What this means for rental returns and investment
Although it may sound like landlords are losing power, this reform could create a more stable market in the long run – especially in areas like West Derby and Prescot where demand for quality rental homes remains high.
According to Rightmove’s Rental Trends Tracker, average asking rents outside London have risen by more than 10 percent year-on-year. In Merseyside, competition for good properties is fierce, and tenant retention is on the rise.
For buy-to-let investors, this could mean:
- Less void time between tenancies
- Tenants staying longer
- Fewer marketing costs over time
- Predictable rental income
But this only works when the tenancy runs smoothly – and that’s where professional management, tenant quality and legal awareness come in.
What landlords in Merseyside need to do now
With changes expected to be implemented by late 2025, now is the time to take action.
Landlords in Huyton, West Derby and Prescot should:
- Review existing tenancies and consider converting to periodic early
- Audit their property compliance: EPCs, gas safety, smoke alarms
- Make sure deposit protection schemes and prescribed info are in place
- Consider switching to managing agents who are up to date on legal reform
- Prepare financially and legally for any potential changes in tenant behaviour
Thinking of letting your property but unsure where to start?
Request your free rental valuation and find out how much your property could earn in today’s market.
Why landlords trust Whitegates Prescot, Huyton & West Derby
We’ve supported landlords in the Liverpool and Knowsley area for decades. As local lettings experts, we know how to navigate the challenges that come with property legislation – and how to help landlords stay ahead.
When you choose Whitegates to manage your rental, you get:
- Expert legal compliance and updates
- In-depth tenant referencing
- Rent collection and dispute resolution
- Inspection reports and maintenance support
- Clear advice tailored to your portfolio
Whether you’re a first-time landlord or have multiple properties across Merseyside, our goal is simple – to protect your investment and make your life easier.
Final thoughts
Section 21 might be disappearing, but being a successful landlord is still very much within reach.
This isn’t about giving up control – it’s about adjusting your approach. By being selective with tenants, understanding your legal options, and leaning on local experts, you can continue to thrive in the changing landscape.
And if you’re ever unsure, Whitegates Prescot, Huyton and West Derby are here to help.
Want to chat about your options or get help managing your rental?
Contact our lettings specialists today and we’ll talk you through your next steps
