After Section 21: Why it is Time to Stop Hoping and Start Adapting

More than a week has passed since the government failed to respond to a petition calling for urgent reform of landlord protections following the Section 21 ban.

The petition, which quickly cleared the 10,000-signature threshold that should have triggered a written response, has resonated across the private rented sector (PRS) – particularly among landlords.

Yet despite the growing chorus of support, silence from Westminster continues.

It’s very easy to see why landlords feel frustrated. The petition, launched by landlord Craig Littlejohn, calls for a practical framework to replace what many view as the lost safety net of Section 21: a six-week fast-track eviction process for arrears and anti-social behaviour cases, a database of court-evicted tenants, and a higher deposit cap.

This petition isn’t calling for a repeal of the Renters’ Rights Act. Its suggestions, in fact, are outwardly sensible, process-based ideas that would arguably support fairness for all sides.

But while landlord voices grow louder, the reality is this: Section 21 is gone, and it isn’t coming back – and the reasons for scrapping it make Mr Littlejohn’s proposals unlikely to land with this current government, so soon after the Bill has been passed.

No matter how many petitions reach Parliament, there's no political appetite to reverse such a flagship reform.

What does exist is a growing need for landlords and agents to adapt, however, because the future PRS will reward those who manage risk rather than rely on legislation to remove it.

From waiting to working smarter

Section 21’s removal has undoubtedly changed the landscape for landlords. Possession now relies almost entirely on Section 8, which requires proof of grounds such as rent arrears, breaches of agreement, or anti-social behaviour. This is not very different from what Mr Littlejohn has called for – but, with average possession time exceeding 27 weeks, the system as it currently functions can feel stacked against responsible landlords.

That said, the answer is not to wait for Westminster to act. It is instead to place your trust in a lettings operation that doesn’t need to lean on the courts so often.

That means an agent with best‑practice systems, who vets more diligently, and ensures that property management and tenancy oversight are watertight.

Landlords and letting agents working together will be central to the evolution of the PRS as the Renters’ Rights Act begins to be implemented from May 1.

The best agencies already act as gatekeepers of tenant quality and compliance, using thorough referencing, affordability checks, and clear communication to mitigate risk from the outset.

As the legislative environment becomes tighter, this proactive approach is no longer just good service; it’s an essential business strategy.

Protecting against the post‑Section 21 pitfalls

If landlords once saw Section 21 as their “failsafe”, they now need to think like professional risk managers – and if they engage an agent, their agents need to think this way on their behalf.

Three practical issues stand out, from our point of view:

Tenant selection really matters, now more than ever. Comprehensive referencing, income verification, and prior landlord checks are the first line of defence. With no “no-fault” exit route, landlords will want to be as sure as possible that tenants can and will uphold their obligations from day one.
Clear, enforceable tenancy agreements. A well-drafted tenancy sets expectations on rent payments, maintenance, visitor behaviour, and communication. Generic templates no longer cut it. Agreements must fully align with the Renters’ Rights Act and stand up in court if disputes arise. We have thought in depth about the wording of our agreements, with required matters also in mind, and taken industry advice on what must be included.
Proactive management and record‑keeping. Detailed inspection logs, maintenance records, rent schedules, and correspondence history are invaluable should a possession claim become necessary. Section 8 cases are evidence-driven; preparation shortens timelines when disputes escalate.

Simply put, professionalisation is now the key to protection. Every process, from onboarding to renewal, should anticipate potential issues and document best practices.

Better letting agencies mean better outcomes

For many landlords, this is the moment to reassess how they work with their letting agents. In a landscape where eviction options are limited, the partnership between landlord and agent is now one of the strongest defences available.

A high-performing letting agency doesn’t just market properties; it acts as a compliance and risk‑management partner. It ensures that tenancy documents are legally sound, that deposit protection is handled correctly, and that communication with tenants remains transparent and professional.

The agency’s day-to-day vigilance often prevents issues from snowballing into legal disputes.

If you are a self-managing landlord, adopting that same disciplined approach is crucial. Regular inspections, clear boundaries, responsive maintenance, and consistent paper trails are what now protect investments, not the hope of legislative reversal.

Moving forward, not backward

The government’s silence in response to this petition may be frustrating, especially as it was not badly thought through, as these things often are.

Nevertheless, it also offers clarity.

The government’s lack of response isn't indecision; we can actually view it as a sign of their commitment and direction.

The Renters’ Rights framework is here to stay, and energy spent campaigning for its reversal, repeal or reimagining is unlikely to yield results. Instead, focus should move to practical reform: improving courts, digitising possession processes, and raising professional standards.

These are conversations that agents and landlords can influence.

By shifting attention from protest to preparation, landlords can regain control. Those who adapt early, tighten their systems, upgrade their management partners, and stay informed will not just survive the legislative overhaul but thrive within it.

A stable tenancy, a well-screened tenant, and a proactive managing agent remain the most effective eviction prevention strategies available.

The new reality of landlord resilience

The Private Rented Sector is evolving into a more regulated, more transparently governed space. That evolution is challenging, but it is also a chance to raise standards and distinguish professional landlords from casual investors. With Section 21 firmly in the rear view, the sector’s future will depend on operational quality, not legal shortcuts.

The landlords and agents who succeed in this new era will be those who see change not as a threat, but as an invitation; an invitation to modernise, to professionalise, and to lead.

The government won’t respond to every petition the way people hope – especially in this sector. Nevertheless, landlords themselves can respond with action: smarter systems, stronger safeguards, and closer partnerships with letting experts.

Good practice isn’t about having a fast way out.