Private landlord possession claims are on course to rise 6.1% this year as landlords adapt to life without Section 21, with 87 letting agent brands signing up for Section 8 support in the eight weeks since the Renters' Rights Act came into force, according to new research from LegalforLandlords.
The firm analysed possession claim data covering private landlords in England, using claims as a proxy for Section 8 activity. The latest figures show claims reached 7,629 in Q1 2026, up 11.1% on Q4 2025 and 4% higher than the same quarter last year. Based on those trends, LegalforLandlords forecasts annual claims could reach approximately 30,516 across 2026.
Section 8 allows landlords to seek possession where specific legal grounds exist, including rent arrears, anti-social behaviour, property damage or other tenancy breaches. Since the Renters' Rights Act removed the Section 21 no-fault eviction route in May 2026, it has become the primary mechanism available to landlords when a tenancy breaks down.
Agents seek Section 8 expertise
The shift is driving rapid change across the lettings industry. With the median time from claim to repossession now standing at 26.4 weeks, the stakes for getting the process right are high. LegalforLandlords has responded to the demand by signing partnership agreements with 87 letting agent brands since the RRA came into force, all seeking explicit Section 8 support.
What landlords need to know about Section 8
One of the most important nuances concerns rent arrears. To rely on Ground 8, tenants must owe at least two months' rent both when notice is served and at the court hearing. If arrears fall below that threshold before the hearing, landlords may lose access to the mandatory ground and be left relying on discretionary grounds where possession is not guaranteed.
Accuracy matters throughout. Incorrect notice periods, procedural errors, mistakes in arrears calculations or issues with how notices are served can all undermine an otherwise valid claim. Landlords should maintain detailed records covering tenancy agreements, rent schedules, payment histories and all correspondence.
Where anti-social behaviour or property damage is involved, supporting evidence such as witness statements, photographs and incident reports can be equally important.
Section 8 remains a powerful possession tool, but one that demands careful preparation, robust evidence and strict compliance with the legal process.
"Section 21 has gone, and Section 8 is now front and centre of the possession process," said Sim Sekhon, group CEO at LegalforLandlords. "What we're seeing is the market rapidly adapting to that reality.
"In the eight weeks since the Renters' Rights Act came into force, we've welcomed 87 letting agent brands into Section 8 support and professional services partnerships. We don't believe that's a short-term spike. It's a reflection of how quickly agents and landlords are recognising that the rules of the game have changed.
"This isn't simply a compliance issue. It's a landlord protection issue and, increasingly, a landlord retention issue for letting agents.
"When a tenancy breaks down, landlords don't want uncertainty. They want clear guidance, the right evidence, the correct process and the confidence that everything has been handled properly. Getting a Section 8 claim wrong can be costly, particularly when possession cases can already take months to progress through the courts.
"The opportunity for agents is significant. The most successful agents in this new environment won't simply be those who find tenants. They will be the agents who can protect landlords when problems arise, through better advice, stronger partnerships and a clear understanding of the possession process.
"Section 8 is no longer just a notice. It has become a core part of landlord protection, and agents are putting the right support in place because they know the old market has gone."
