Section 21 vs Section 13: What's the Difference?
Section 21 and Section 13 are two very different notices under the Housing Act 1988. One is a rent increase, the other is a no-fault eviction. Here's how to tell them apart and why Section 21 is being abolished from 1 May 2026.
Section 21 vs Section 13: What's the Difference?
If you've received a notice from your landlord — or you're worried you might — you've probably come across the terms "Section 21" and "Section 13". Both are notices under the Housing Act 1988, but they do completely different things. Confusing them is easy, and the consequences of not knowing which one you've received can be significant.
This guide explains exactly what each notice means, how to tell them apart, and what the law changes on 1 May 2026 mean for renters.
What Is a Section 13 Notice?
A Section 13 notice is a rent increase notice. It's the legal mechanism a landlord uses to propose a rent increase for an assured or assured shorthold tenancy.
When your landlord serves a Section 13 notice, they are telling you that they want to increase your rent from a specific future date. They are not asking you to leave. The notice has nothing to do with eviction.
Key features of a Section 13 notice:
- Must use Form 4 (or Form 4A from 1 May 2026)
- Must give adequate notice (at least one month for most weekly or monthly tenancies; at least two months from 1 May 2026)
- Can only be served once every 52 weeks
- If you disagree with the proposed increase, you can apply to the First-tier Tribunal to challenge it
If you receive a Section 13 notice, you have options. You can accept the increase, negotiate with your landlord, or challenge it at tribunal. Find out how to challenge a Section 13 rent increase.
What Is a Section 21 Notice?
A Section 21 notice is a no-fault eviction notice. It's the legal mechanism a landlord uses to end an assured shorthold tenancy without giving a reason.
When your landlord serves a Section 21 notice, they are telling you that they want you to leave the property — even if you haven't done anything wrong. They don't need to give a reason. This is why it's called "no-fault" eviction.
Key features of a Section 21 notice:
- Does not require the landlord to give any reason for wanting the tenancy to end
- Must give at least two months' notice
- If you don't leave voluntarily, the landlord must apply to court for a possession order
- You can challenge a Section 21 notice if it wasn't served correctly, but not on the basis that you want to stay
Side-by-Side Comparison
| Section 13 | Section 21 | |
|---|---|---|
| Purpose | Propose a rent increase | End the tenancy (no fault) |
| Form used | Form 4 (Form 4A from May 2026) | Section 21 notice (no prescribed form) |
| Notice period | At least 1 month (2 months from May 2026) | At least 2 months |
| What it means for you | You can stay; you just may pay more | You're being asked to leave |
| Can you challenge it? | Yes — via First-tier Tribunal | Limited — on procedural grounds only |
| Is a reason given? | Proposed new rent figure | No reason required |
| Status from 1 May 2026 | Still valid | Abolished |
How to Tell Which Notice You've Received
Look at the document your landlord sent you:
If it refers to a new rent amount and a date from which it takes effect — it's a Section 13 notice. You have time to consider your options, and you can challenge the amount if it seems above market rate.
If it simply states that the tenancy will end on a given date and asks you to vacate the property — it's likely a Section 21 notice. You should check whether it was served correctly and seek advice.
If the notice doesn't have a form number and isn't clearly labelled, read it carefully. A Section 13 notice will always name a proposed rent figure. A Section 21 notice will not mention rent — it's only about ending the tenancy.
When in doubt, contact Citizens Advice or Shelter for free guidance on identifying the notice type.
The Critical Change: Section 21 Is Being Abolished
Here is the most important thing to know about Section 21: it is being abolished from 1 May 2026.
The Renters' Rights Act 2025 removes the no-fault eviction mechanism entirely. From 1 May 2026, your landlord cannot ask you to leave your home without giving a legal reason under Schedule 1 or Schedule 2 of the Act (essentially fault-based grounds — such as rent arrears, damage to the property, or the landlord genuinely needing to move back in).
This is the most significant change in UK private renting law for decades.
What about Section 21 notices served before 1 May 2026?
Section 21 notices already served before the commencement date remain valid and can be used in possession proceedings, subject to the notice still being within its validity period. However, no new Section 21 notices can be served after 1 May 2026.
Read the full guide to what changes on 1 May 2026.
What Section 21 Abolition Means If You're Also Facing a Rent Increase
One of the most anxious situations a renter can face is receiving a rent increase notice and worrying that if they challenge it, their landlord might retaliate by serving Section 21 and evicting them. This concern is understandable — and it has historically been a real risk.
From 1 May 2026, that risk is substantially reduced. Without Section 21, a landlord cannot simply evict you for exercising your legal right to challenge a rent increase. They would need a fault-based ground for possession — and challenging a rent increase is not one of them.
If you're facing a rent increase today and are thinking about your options, this context matters: the legal landscape is shifting in your favour.
Frequently Asked Questions
What is the difference between Section 21 and Section 13?
Section 13 is a rent increase notice — your landlord proposes a new rent amount from a future date. Section 21 is a no-fault eviction notice — your landlord wants the tenancy to end, without needing to give a reason. They are completely separate types of notice and serve entirely different purposes.
Can my landlord serve a Section 13 and Section 21 at the same time?
Technically, a landlord could serve both notices at the same time — though in practice it would be unusual. Receiving both simultaneously would suggest the landlord both wants to increase the rent and end the tenancy. If this happens, seek advice from Citizens Advice or Shelter immediately, as the situation is more complex and you may need tailored guidance.
Is Section 21 really being abolished?
Yes. The Renters' Rights Act 2025 abolishes Section 21 no-fault evictions from 1 May 2026. This is now law. After that date, landlords can only end a tenancy on specific grounds set out in the legislation, such as rent arrears, breach of tenancy, or the landlord needing to reclaim the property.
What happens to Section 21 notices already served before May 2026?
Section 21 notices that were validly served before 1 May 2026 remain valid and can be used in court proceedings. However, no new Section 21 notices can be issued after that date. If you received a Section 21 notice before May 2026, check whether it is still within its validity window and seek advice.
I received a notice — how do I know which type it is?
Read the notice carefully. A Section 13 notice will include a proposed new rent figure and an effective date for the increase — it's about money, not leaving. A Section 21 notice will ask you to vacate the property by a certain date — it's about ending your tenancy. If you're unsure, Citizens Advice can help you identify the notice type and understand your next steps.
Key Takeaways
- Section 13 is a rent increase notice; Section 21 is a no-fault eviction notice
- They are completely different legal instruments and serve different purposes
- A Section 13 notice gives you the right to challenge the proposed rent at tribunal
- Section 21 is being abolished from 1 May 2026 under the Renters' Rights Act 2025
- After May 2026, landlords must have a legal reason to end your tenancy - challenging rent is not one of them
Frequently Asked Questions
+What is the difference between Section 21 and Section 13?
Section 13 is a rent increase notice. Section 21 is a no-fault eviction notice. They are completely separate types of notice and serve entirely different purposes.
+Can my landlord serve a Section 13 and Section 21 at the same time?
Technically yes, though in practice it would be unusual. If this happens, seek advice from Citizens Advice or Shelter immediately.
+Is Section 21 really being abolished?
Yes. The Renters Rights Act 2025 abolishes Section 21 no-fault evictions from 1 May 2026. After that date, landlords can only end a tenancy on specific grounds set out in the legislation.
+What happens to Section 21 notices already served before May 2026?
Section 21 notices validly served before 1 May 2026 remain valid and can be used in court proceedings. However, no new Section 21 notices can be issued after that date.
+I received a notice - how do I know which type it is?
A Section 13 notice will include a proposed new rent figure and an effective date. A Section 21 notice will ask you to vacate the property by a certain date. If unsure, Citizens Advice can help you identify the notice type.
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