{"id":6897,"date":"2025-08-29T09:21:08","date_gmt":"2025-08-29T09:21:08","guid":{"rendered":"https:\/\/rfblegal.co.uk\/?post_type=insight&#038;p=6897"},"modified":"2025-11-14T13:49:45","modified_gmt":"2025-11-14T13:49:45","slug":"la-fine-della-sezione-21-cosa-devono-aspettarsi-proprietari-e-inquilini","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/la-fine-della-sezione-21-cosa-devono-aspettarsi-proprietari-e-inquilini\/","title":{"rendered":"La fine della Sezione 21: cosa devono aspettarsi proprietari e inquilini"},"content":{"rendered":"<p class=\"wp-block-paragraph\">For over three decades, Section 21 of the <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/la-sezione-21-dellhousing-act-1988-deve-rimanere-in-vigore-fino-a-quando-non-saranno-apportati-miglioramenti-ai-tribunali\/\">Housing<\/a> Act 1988 has allowed landlords of assured shorthold tenancies (ASTs) to recover possession without proving tenant fault. The landscape is <a href=\"https:\/\/rfblegal.co.uk\/it\/chi-siamo\/\">about<\/a> to change. The Government\u2019s Renters\u2019 Rights <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/il-disegno-di-legge-sui-diritti-degli-affittuari-quali-modifiche-ha-apportato-il-lavoro\/\">Bill<\/a> (\u201cthe Bill\u201d) is in its final parliamentary stages and, once commenced, <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/un-testamento-puo-annullare-i-miei-accordi-precedenti\/\">volont\u00e0<\/a> abolish Section 21 and move the sector to a single system of periodic tenancies with strengthened possession grounds under Section 8.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Before we look ahead, it\u2019s vital to be clear about today\u2019s law. As at 22 August 2025, Section 21 remains in force. The Bill completed its House of Lords Third Reading on 21 July 2025 and will return to the House of Commons for <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/protezione-del-corrispettivo-differito-in-una-vendita-di-azioni\/\">consideration<\/a> of Lords\u2019 amendments after summer recess in early September. Royal Assent is widely expected this <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/autumn-2025-budget-what-it-means-for-private-clients\/\">autumn<\/a>, with commencement likely in early 2026, but the exact start date has not yet been set.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>La situazione attuale: come funziona la Sezione 21 (normativa vigente)<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A valid Section 21 notice (Form 6A) still gives a <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/una-guida-per-i-locatori-commerciali-laccettazione-dellaffitto-da-parte-di-un-agente-equivale-a-una-rinuncia-al-diritto-di-recesso\/\">landlord<\/a> a paperwork-led route to possession, often <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/guida-alla-richiesta-di-licenza-di-sponsor-nel-regno-unito-attraverso-la-via-del-visto-per-lavoratori-qualificati\/\">via<\/a> the accelerated procedure (no hearing unless directed). To be valid, landlords must meet a checklist of <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/consulenza-legale-sui-disturbi-per-locatori-e-agenti-di-gestione\/\">statutory<\/a> pre-conditions and time limits, including:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Preavviso minimo: almeno due mesi.<\/li>\n\n\n\n<li>Prima data di inizio del servizio: non entro i primi 4 mesi di locazione.<\/li>\n\n\n\n<li>In genere \u00e8 necessario avviare il procedimento entro 6 mesi dalla notifica (oppure entro 4 mesi dalla scadenza del termine di preavviso, qualora sia richiesto un termine di preavviso pi\u00f9 lungo).<\/li>\n\n\n\n<li>Cauzione: custodire la cauzione e fornire le informazioni previste.<\/li>\n\n\n\n<li><a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/guida-al-nuovo-anno-finanziario-per-garantire-laggiornamento-dei-documenti-legali-della-vostra-azienda\/\">Documents<\/a>: serve a valid gas safety certificate, <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/regolamento-epc-per-gli-immobili-commerciali-2025\/\">EPC<\/a>, and the current How to Rent guide (at the start\/ renewal, per the 2015 Regulations). Courts can still accept a late gas safety certificate provided it\u2019s given before the Section 21 notice (see <em>Trecarrel House<\/em>).<\/li>\n\n\n\n<li>Licenze: essere in possesso di tutte le licenze necessarie.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">On the accelerated track, a hearing only occurs if the judge directs one; otherwise the claim is determined on the papers. If landlords also seek <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/cosa-fare-se-il-vostro-inquilino-commerciale-non-paga-laffitto\/\">rent arrears<\/a>, they must use the <a href=\"https:\/\/rfblegal.co.uk\/it\/rfbtermsofbusiness0625\/\">standard<\/a> route.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Perch\u00e9 la Sezione 21 sta per essere abolita<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">&nbsp;The policy driver is <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/qa-deferred-consideration-security\/\">security<\/a> of tenure: to remove the threat of arbitrary \u201cno-fault\u201d <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/e-possibile-sfrattare-un-inquilino-commerciale-perche-non-paga-laffitto\/\">eviction<\/a>, empower tenants to <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/il-ricorso-giudiziario-contro-la-riforma-delle-locazioni-mette-in-dubbio-il-futuro-di-disposizioni-chiave\/\">challenge<\/a> poor practice, and modernise renting standards. The Government\u2019s guide confirms the Bill abolishes Section 21 and replaces fixed terms with a single periodic system.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Cosa sostituisce l'articolo 21 ai sensi del disegno di legge sui diritti degli inquilini<\/strong><\/h2>\n\n\n\n<ul class=\"wp-block-list\">\n<li>One system of periodic tenancies: all assured tenancies will be periodic. Tenants can end the tenancy by giving two months\u2019 notice and landlords must rely on Section 8 grounds to recover possession. The <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/risposta-dei-governi-agli-arretrati-degli-affitti-commerciali-di-covid\/\">Government<\/a> intends to implement this in one stage, rather than phasing.<\/li>\n\n\n\n<li>Ampliamento e chiarimento dei motivi previsti dalla Sezione 8: il disegno di legge mantiene un approccio basato sui motivi (obbligatori e discrezionali), ma lo aggiorna e lo amplia. Tra le proposte principali figurano:<\/li>\n<\/ul>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Vendita o trasloco del locatore: motivi espressi per riottenere il possesso dell\u2019immobile al fine di venderlo o per consentire al locatore (o a un familiare stretto) di trasferirvisi. All\u2019inizio del contratto di locazione \u00e8 previsto un periodo di tutela di 12 mesi durante il quale tali motivi non possono essere invocati, e i locatori devono dare un preavviso di quattro mesi qualora intendano avvalersene.<\/li>\n\n\n\n<li>Serious rent <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/commercial-rent-arrears-a-practical-guide-for-commercial-tenants\/\">arrears<\/a> (ground 8): threshold increased to three months\u2019 arrears and the notice period for arrears grounds extended to four weeks.<\/li>\n\n\n\n<li>Ritardi ripetuti nel pagamento dell\u2019affitto: un nuovo motivo di sfratto obbligatorio per gli inquilini che abbiano accumulato due mesi di morosit\u00e0 in tre occasioni distinte nell\u2019arco di tre anni, anche se il debito \u00e8 stato estinto in sede di udienza.<\/li>\n\n\n\n<li>Back-door <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/articolo-1-la-legge-di-riforma-degli-affitti-la-fine-degli-sfratti-senza-colpa-dellarticolo-21-e-un-nuovo-motivo-di-possesso\/\">evictions<\/a>: safeguards against using above-market rent increases to force tenants out, with Tribunal oversight<\/li>\n<\/ol>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Wider reforms alongside possession: the Bill also introduces a PRS Ombudsman, a <a href=\"https:\/\/rfblegal.co.uk\/it\/base-di-conoscenza\/cliente-privato\/\">Private<\/a> Rented Sector <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/il-database-prs-del-difensore-civico-dei-proprietari\/\">Database<\/a>, restrictions on rental bidding, strengthened Decent Homes obligations, and pet requests that cannot be unreasonably refused (with permitted pet-damage insurance).<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Si prega di notare che queste misure non sono ancora in vigore e che i dettagli definitivi potrebbero ancora subire modifiche prima dell'approvazione reale e dell'entrata in vigore.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Calendario: quando terminer\u00e0 effettivamente la Sezione 21?<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">21 luglio 2025: il disegno di legge ha superato la terza lettura alla Camera dei Lord<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Inizio settembre 2025: ritorno alla Camera dei Comuni per l\u2019esame degli emendamenti della Camera dei Lord<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Approvazione reale: prevista per l'autunno 2025 (non confermata)<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Avvio: si prevede un avvio unico all\u2019inizio del 2026 (il governo indica un\u2019attuazione in un\u2019unica fase, ma non ha ancora fissato la data)<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Until commencement, landlords can still rely on Section 21 provided all <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/visti-uk-2024-i-requisiti-minimi-di-stipendio-e-reddito\/\">requirements<\/a> are met.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Cosa significa questo in pratica<\/strong><\/h2>\n\n\n\n<h3 class=\"wp-block-heading\">Per i locatori<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>No more Section 21: plan to proceed under Section 8. The accelerated Section 21 route will fall away and most <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/reclami-per-morosita-una-guida-per-i-locatori-privati-di-immobili-residenziali\/\">claims<\/a> will run on the standard track with <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/sezione-28-il-crescente-uso-di-prove-preregistrate-nei-processi-penali-parte-2\/\">evidence<\/a> and (usually) a hearing.<\/li>\n\n\n\n<li>Nuova procedura per la vendita o il trasloco: se avete intenzione di vendere o di trasferirvi, la legge prevede le condizioni per farlo, ma solo dopo 12 mesi e con un preavviso di quattro mesi. Organizzate le tempistiche tenendo conto di tali vincoli.<\/li>\n\n\n\n<li>Arrears strategy: ensure ledgers are meticulous. The higher Ground 8 threshold (3 months) and repeated-arrears ground will shape case selection and <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/onlyfans-e-contratti-limportanza-del-tempismo\/\">timing<\/a>.<\/li>\n\n\n\n<li>Compliance: expect sharper <a href=\"https:\/\/rfblegal.co.uk\/it\/base-di-conoscenza\/controllo-giudiziario-nel-settore-dei-servizi-finanziari\/\">scrutiny<\/a> of licensing and documents once live.<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">Per gli inquilini<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Greater security: a <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/prestito-ponte-inadempiente-cosa-succede-se-non-riuscite-a-rimborsare-un-prestito-ponte-in-tempo\/\">default<\/a> periodic tenancy and the end of \u201cno-fault\u201d eviction.<\/li>\n\n\n\n<li>Avviso e tutele: pi\u00f9 tempo a disposizione dei proprietari che chiedono il riconsegna dell\u2019immobile per venderlo o trasferirvisi. Possibilit\u00e0 di contestare aumenti eccessivi dell\u2019affitto volti a costringere l\u2019inquilino ad andarsene.<\/li>\n\n\n\n<li>Lo sfratto rimane possibile: gravi o persistenti morosit\u00e0 nell'affitto, comportamenti antisociali e altri motivi possono ancora giustificare lo sfratto.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Misure concrete da adottare subito<\/strong><\/h2>\n\n\n\n<h3 class=\"wp-block-heading\">Proprietari di casa<\/h3>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Audit paperwork on <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/la-legge-sui-diritti-degli-affittuari-2025-cio-che-ogni-proprietario-deve-sapere\/\">every<\/a> AST: deposit compliance, gas safety, EPC, How to Rent Guide, licences. Defects derail Section 21 under current legislation, and weaken credibility under Section 8.<\/li>\n\n\n\n<li>Plan disposals: if <a href=\"https:\/\/rfblegal.co.uk\/it\/base-di-conoscenza\/che-cose-il-trasferimento-di-proprieta-quando-si-vende-una-casa\/\">selling<\/a>, map the likely 12-month protected period and four-month notice into your timeline.<\/li>\n\n\n\n<li>Protocolli sui ritardi di pagamento: intervenire tempestivamente in caso di ritardi, documentare accuratamente la situazione e adeguare i reclami alla soglia dei 3 mesi \/ al nuovo motivo di ritardi ripetuti.<\/li>\n\n\n\n<li>Ci si aspetta un lavoro pi\u00f9 impegnativo in materia di possesso: organizzare le prove, i verbali di ispezione e i registri delle riparazioni.<\/li>\n<\/ol>\n\n\n\n<h3 class=\"wp-block-heading\">Inquilini<\/h3>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Conserva la documentazione: segnala per iscritto i problemi relativi alle riparazioni e conserva tutta la documentazione cartacea.<\/li>\n\n\n\n<li>Informati sui tempi: se ricevi una notifica ai sensi della Sezione 21 prima dell\u2019inizio del procedimento, continuano ad applicarsi le norme vigenti in materia di preavviso, tempistiche e mezzi di difesa. Chiedi subito consulenza.<\/li>\n\n\n\n<li>Budget: arrears will remain a strong ground post-reform. Get <a href=\"https:\/\/rfblegal.co.uk\/it\/tag\/support-staff\/\">supporto<\/a> early if you\u2019re struggling.<\/li>\n<\/ol>\n\n\n\n<h2 class=\"wp-block-heading\">Domande frequenti<\/h2>\n\n\n\n<h3 class=\"wp-block-heading\">La Sezione 21 \u00e8 gi\u00e0 stata abolita?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">No, \u00e8 ancora in vigore oggi. L'abolizione avr\u00e0 luogo alla data di entrata in vigore del disegno di legge, che non \u00e8 stata ancora fissata.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Ci sar\u00e0 una via rapida per ottenere il possesso?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Il percorso accelerato \u00e8 specifico della Sezione 21. Dopo l\u2019abolizione, si prevede che venga applicato il percorso standard per l\u2019espropriazione ai sensi della Sezione 8 (basato sulle prove, solitamente con un\u2019udienza).<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">I proprietari possono ancora rientrare in possesso dell'immobile per venderlo o trasferirvisi?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">S\u00ec, tramite un nuovo contratto con clausole restrittive: non \u00e8 possibile recedere nei primi 12 mesi ed \u00e8 richiesto un preavviso di quattro mesi.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Cosa cambia in caso di morosit\u00e0?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Il motivo obbligatorio n. 8 viene esteso a tre mesi di morosit\u00e0. Il preavviso \u00e8 di quattro settimane ed \u00e8 stato introdotto un nuovo motivo (obbligatorio) relativo alla morosit\u00e0 ripetuta in circostanze ben definite. La formulazione definitiva sar\u00e0 confermata al momento dell\u2019entrata in vigore.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Il nostro punto di vista<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Abolition of Section 21 is a structural reset. For landlords, <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/successo-del-tribunale-del-lavoro-licenziamento-ingiusto-e-illecito\/\">success<\/a> will turn on compliance and evidence under Section 8, particularly for arrears and sale\/ move-in grounds. For tenants, the reforms offer greater stability but do not remove the prospect of eviction where grounds are made out.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">At Ronald Fletcher Baker, our <a href=\"https:\/\/rfblegal.co.uk\/it\/servizi\/diritto-commerciale\/contenzioso-immobiliare\/\">Contenzioso immobiliare<\/a> <a href=\"https:\/\/rfblegal.co.uk\/it\/tag\/litigation-team-dj\/\">team<\/a> advises both landlords and tenants through possession strategy, now (under Section 21\/ Section 8) and post-commencement. If you need to plan a sale, defend a claim or re-shape your arrears processes ahead of the change, we can help you get it <a href=\"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/il-diritto-di-prelazione-nozioni-chiave-per-proprietari-e-inquilini\/\">right<\/a>.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Questioni di locatori e inquilini: Contattateci<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Ben Lewis is an associate solicitor in RFB\u2019s <a href=\"https:\/\/rfblegal.co.uk\/it\/tag\/litigation-team-br\/\">litigation<\/a> department. For inquiries on this topic, please <a href=\"https:\/\/rfblegal.co.uk\/it\/contattateci\/\">contact<\/a> Ben Lewis via email at <a target=\"_blank\" rel=\"noreferrer noopener\" href=\"mailto:B.Lewis@rfblegal.co.uk\">B.Lewis@rfblegal.co.uk<\/a> o telefonicamente al numero 0203 947 8892.<\/p>","protected":false},"author":12,"featured_media":6898,"parent":0,"menu_order":0,"template":"","format":"standard","meta":{"_acf_changed":false,"om_disable_all_campaigns":false,"_uf_show_specific_survey":0,"_uf_disable_surveys":false,"footnotes":""},"categories":[19],"tags":[81],"class_list":["post-6897","insight","type-insight","status-publish","format-standard","has-post-thumbnail","hentry","category-residential-property","tag-litigation-team-dj"],"acf":[],"aioseo_notices":[],"aioseo_head":"\n\t\t<!-- All in One SEO 4.9.10 - aioseo.com -->\n\t<meta name=\"description\" content=\"For over three decades, Section 21 of the Housing Act 1988 has allowed landlords of assured shorthold tenancies (ASTs) to recover possession without proving tenant fault. 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