Section 21 Is Gone: Is a Guaranteed Rent Scheme Your Safest Move in 2026?
Updated 22 September 2026
For landlords across London, the private rented sector has changed significantly.
Since 1 May 2026, landlords in England can no longer use Section 21 of the Housing Act 1988 to repossess a property without giving a specific legal reason. The change forms part of the Renters’ Rights Act 2025.
This does not mean landlords have lost the right to regain possession. However, the process is now more structured, evidence-led and potentially more time-consuming.
For many landlords, the question is no longer simply how to let a property. It is how to protect rental income while reducing the uncertainty that comes with property ownership.
That is where a guaranteed rent scheme can provide valuable reassurance.
What does the abolition of Section 21 mean for London landlords?
Section 21 was commonly known as the “no-fault” eviction route. It allowed a landlord to serve notice without needing to prove that the tenant had breached the tenancy agreement.
That option has now gone.
Since 1 May 2026, you can generally only seek possession through Section 8. This means you must rely on a specific statutory ground, such as:
- Serious or persistent rent arrears.
- Anti-social behaviour or criminal conduct.
- A breach of the tenancy agreement.
- The landlord needing to sell the property.
- The landlord or a close family member needing to move into the property.
- Substantial refurbishment, redevelopment or another recognised legal ground.
You must serve the correct notice, provide the required information and follow the relevant notice period. If your tenant does not leave, you may need to apply to the county court and provide evidence supporting your claim.
The government’s official possession guidance confirms that landlords must use Form 3A, or a substantially similar form, for a Section 8 notice issued after 1 May 2026.
This creates a more formal process. Even where you have a valid reason, delays can occur if the notice is incomplete, the evidence is insufficient or the tenant challenges the claim.
Why does this matter financially?
The biggest concern for many landlords is not only possession. It is the income gap that may arise while a property is empty or while a possession matter is being resolved.
A standard letting arrangement may leave you responsible for:
- Mortgage payments.
- Council tax during a void period.
- Utility bills.
- Insurance and compliance costs.
- Repairs and maintenance.
- Legal or court costs.
- Lost rent if a tenant stops paying.
- Re-letting costs after the property becomes vacant.
A single extended void period can affect your cash flow. For landlords with several properties, the impact can quickly multiply.
This is why more owners are considering landlord guaranteed income as part of their wider investment plan.
A guaranteed rent arrangement does not remove your legal responsibilities as a property owner, and it does not change the statutory possession process. What it can do is provide more predictable rental income and professional support while your property is occupied and managed.
Guaranteed rent vs traditional letting: which is lower risk?
Traditional letting can work well for landlords who are comfortable managing tenant changes, rent collection and maintenance themselves. However, your income normally depends on the tenant paying and the property remaining occupied.
A guaranteed rent scheme works differently. Subject to the agreement and property suitability, you receive an agreed rental income for a fixed period, even when there would otherwise be a void.
| Traditional letting | Guaranteed rent scheme |
|---|---|
| Income depends on tenant payments | Agreed rental income for the contracted period |
| Voids can reduce your returns | Zero void periods under the scheme |
| You may arrange and pay for management | Full management can be included |
| Maintenance requests come directly to you | Basic maintenance is handled for you |
| Re-letting can take time | The provider manages occupancy and administration |
| Property condition depends on the tenancy | Property condition can be guaranteed on return |
The right choice depends on your property, investment objectives and the terms offered. Always review the agreement carefully and make sure you understand the responsibilities of each party.
How can a guaranteed rent scheme protect your cash flow?
At NACCS, we provide guaranteed rental income for up to five years.
This gives you a clearer view of your expected income and can make it easier to plan for:
- Mortgage payments.
- Future property improvements.
- Tax obligations.
- Portfolio growth.
- Personal or business expenditure.
- Long-term investment decisions.
Our approach is designed to keep property ownership simple. We agree the rent, manage the property and take care of basic maintenance. You do not need to chase late payments or worry about every small issue.
With our rent guarantee scheme, zero void periods become a thing of the past.
0% commission property management, with less work for you
Management fees can significantly affect your returns, particularly if you own more than one property.
NACCS provides zero commission property management. There are no hidden management charges, and the rent we agree with you is the rent you receive.
Our service includes:
- Rent collection.
- Day-to-day property management.
- Basic maintenance coordination.
- Communication with occupants.
- Support with property requirements.
- End-to-end care during the agreement.
- A guarantee on the property’s condition when it is returned, subject to the agreed terms.
This means you can have a fully managed property in London without taking on the usual administrative workload.
If you have been comparing London property management companies, it is important to look beyond the headline rent. Ask what is included, who handles maintenance, how voids are treated and whether there are additional charges.
A straightforward service should be easy to understand from the beginning.
Is guaranteed rent suitable for single-property landlords and portfolios?
Yes. A guaranteed rent scheme can be suitable for a landlord with one buy-to-let property as well as an owner with a larger portfolio.
For a single-property landlord, it can reduce the pressure of managing the property around work and family commitments.
For portfolio owners, it can create greater consistency across multiple properties. You have one professional point of contact instead of managing separate tenant issues, void periods and maintenance requests for every home.
Our landlord services in London are designed for owners who want a more hands-off approach while keeping their property working as an investment.
We can also help where a property needs attention before it is ready to let.
What if your property needs work before it can be let?
Some properties need improvements before they meet current standards or attract suitable occupants.
NACCS offers turnkey property solutions for homes that need refurbishment, repairs or compliance-related work. Our staff and partners can help bring the property up to scratch and make it market-ready.
This can be helpful if you have:
- Inherited a property that needs updating.
- Purchased a property requiring renovation.
- Been left with repair work after a previous tenancy.
- Delayed letting because the property is not ready.
- A property that needs improvements before generating income.
Our aim is to handle the process from preparation through to management, so you do not have to coordinate everything alone.
What should you check before choosing a guaranteed rent provider?
Before entering any guaranteed rent agreement, make sure you understand:
- The length of the agreement and how it can be ended.
- The rent offered and how it compares with the local market.
- Who is responsible for repairs and maintenance.
- What happens if the property needs improvement.
- How the property will be returned.
- Any exclusions, charges or conditions.
- The provider’s experience and professional standards.
A free rental valuation is a sensible first step. It gives you a clearer idea of the rent your property may achieve and allows you to discuss the most suitable arrangement.
Frequently asked questions
Does guaranteed rent mean I can evict a tenant without Section 21?
No. A guaranteed rent agreement does not override housing law. Since 1 May 2026, landlords in England must use the relevant Section 8 process and a valid ground for possession where possession is required.
The scheme is designed to support your rental income and management, not to bypass statutory requirements.
Is a guaranteed rent scheme the same as rent insurance?
Not necessarily. A guaranteed rent arrangement is usually a contractual agreement with a provider. Rent insurance is an insurance product with its own policy terms, exclusions and claims process.
You should review exactly what is being offered and what responsibilities apply.
Can I still sell my property?
You may still sell your property, but you must follow the correct legal process if you need possession before a sale. The government’s rules include specific grounds that may apply in some circumstances. You should obtain independent legal advice about your situation.
Does NACCS charge a management commission?
No. NACCS provides full property management at 0% commission, with no hidden fees. We also handle basic maintenance as part of our service.
How much rent could my property achieve?
The best way to find out is to request a free rental valuation. We will review your property and explain the available options clearly.
A safer, simpler approach to property ownership
The end of Section 21 means landlords need to plan carefully. Possession is now more dependent on specific legal grounds, correct paperwork and evidence.
For some owners, this makes a guaranteed rent scheme an attractive lower-risk alternative to traditional letting. You can receive guaranteed rental income for up to five years, avoid void periods, access 0% commission management and have greater reassurance about the condition of your property when it is returned.
As one NACCS landlord put it:
“Good rents paid through naccs. I always receive mine on time without any issues.”
Another client said:
“I have been dealing with NACCS for a number of years and have always found them to be honest, timely and very professional.”
If you are considering guaranteed rent in London, start with a clear valuation and a straightforward conversation.
Request your free rental valuation from NACCS and we will take care of the rest.
