Section 21 is Gone. Here's the Free Tool Every Landlord Needs for Section 8 in 2026

If you're a landlord in England, you'll already know that Section 21 — the so-called "no-fault" eviction notice — was abolished on 1 May 2026 when the Renters' Rights Act came into force. From that date, if you need to recover possession of your property, you must do so under Section 8, using the new prescribed Form 3A.

For many landlords, that's unfamiliar territory. Section 8 has always existed, but most landlords rarely needed to use it. Now it's the only route. And getting it wrong — the wrong ground, the wrong notice period, or the wrong form — can invalidate your notice entirely, sending you back to square one and potentially costing you months of delay and legal fees.

That's why we wanted to share a genuinely useful free tool we've come across: the Section 8 Notice Helper from Domovita.

What does it do?

The tool is straightforward and, importantly, honest about what it is and isn't. You select the possession grounds you intend to rely on — there are mandatory grounds (where the court must grant possession if proven) and discretionary grounds (where the court must also consider it reasonable) — and it works out the minimum notice period required and the earliest date you can apply to court.

Notice periods vary considerably depending on which grounds apply. For example:

• Ground 8 (serious rent arrears of at least 3 months) requires four weeks' notice
• Ground 1 (landlord or family member needs to move in) and Ground 1A (sale of the property) each require four months' notice
• Grounds 14 and 7A (anti-social behaviour and serious criminal behaviour respectively) require no notice period at all — you can apply to court immediately

Where you rely on more than one ground, the longest notice period applies. The tool calculates this for you.

What it isn't

Domovita are clear — and we appreciate this — that the tool is a preparation aid, not the legal notice itself. The actual notice you serve must be the official gov.uk Form 3A, which contains prescribed statutory wording for each ground. If that wording is missing or inaccurate, the notice can be invalid. The tool points you to the official form and recommends taking legal advice if you're unsure. It also includes a useful note on Form 4A: if you're thinking about increasing rent, that's a separate process entirely using the Section 13 procedure. You cannot use a Section 8 notice to raise rent.

Why this matters right now

We're still in the early weeks of the Renters' Rights Act, and honestly, many landlords are still finding their feet. The abolition of fixed-term tenancies and Section 21 represents the biggest shake-up to the private rented sector in a generation. At Best Nest, we've been working hard to ensure our landlords and managed tenants are supported through this transition — updating our tenancy documentation, training our team, and providing guidance at every step.

Tools like this one are a welcome addition to the landscape. It's free, it's clear, and it helps landlords approach the process with confidence rather than guesswork.

Where to find it

You can access the Section 8 Notice Helper here: domovita.co.uk/tools/section-8-notice

As always, if you have questions about managing your property under the Renters' Rights Act — whether you're a landlord we manage for or considering switching to an agent who really understands the new landscape — our team is here to help. Give us a call or drop us a message.

Best Nest Properties — specialist HMO and residential lettings across South Cheshire and North Staffordshire.