{"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":"o-fim-da-seccao-21-o-que-os-senhorios-e-inquilinos-devem-esperar","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/o-fim-da-seccao-21-o-que-os-senhorios-e-inquilinos-devem-esperar\/","title":{"rendered":"O fim da Section 21: o que os senhorios e inquilinos devem esperar"},"content":{"rendered":"<p class=\"wp-block-paragraph\">For over three decades, Section 21 of the <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/section-21-of-the-housing-act-1988-to-stay-until-improvements-are-made-to-the-courts\/\">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\/pt\/sobre-nos\/\">about<\/a> to change. The Government\u2019s Renters\u2019 Rights <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/o-projeto-de-lei-sobre-os-direitos-dos-inquilinos-que-alteracoes-foram-introduzidas-pelos-trabalhadores\/\">Bill<\/a> (\u201cthe Bill\u201d) is in its final parliamentary stages and, once commenced, <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/can-a-will-cancel-my-previous-agreements\/\">vontade<\/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\/pt\/percepcoes\/proteger-a-retribuicao-diferida-numa-venda-de-accoes\/\">consideration<\/a> of Lords\u2019 amendments after summer recess in early September. Royal Assent is widely expected this <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/orcamento-do-outono-de-2025-o-que-significa-para-os-clientes-privados\/\">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>Situa\u00e7\u00e3o atual: como funciona a Sec\u00e7\u00e3o 21 (legisla\u00e7\u00e3o atual)<\/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\/pt\/percepcoes\/um-guia-para-os-senhorios-comerciais-a-aceitacao-da-renda-por-um-agente-equivale-a-uma-renuncia-ao-direito-de-confisco\/\">landlord<\/a> a paperwork-led route to possession, often <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/uk-sponsor-licence-applications-guidance-via-skilled-worker-visa-route\/\">via<\/a> the accelerated procedure (no hearing unless directed). To be valid, landlords must meet a checklist of <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/conselhos-legais-sobre-incomodos-para-senhorios-e-agentes-de-gestao\/\">statutory<\/a> pre-conditions and time limits, including:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Aviso pr\u00e9vio m\u00ednimo: pelo menos dois meses.<\/li>\n\n\n\n<li>Servi\u00e7o mais antigo: n\u00e3o nos primeiros 4 meses do arrendamento.<\/li>\n\n\n\n<li>Em geral, \u00e9 necess\u00e1rio intentar uma a\u00e7\u00e3o no prazo de 6 meses a contar da notifica\u00e7\u00e3o (ou 4 meses a contar da data de expira\u00e7\u00e3o do aviso, se for necess\u00e1rio um aviso mais longo).<\/li>\n\n\n\n<li>Dep\u00f3sito: proteger o dep\u00f3sito e fornecer as informa\u00e7\u00f5es prescritas.<\/li>\n\n\n\n<li><a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/guia-para-o-novo-ano-fiscal-como-garantir-que-os-documentos-legais-da-sua-empresa-estao-atualizados\/\">Documents<\/a>: serve a valid gas safety certificate, <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/regulamentos-epc-para-propriedades-comerciais-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>Casa Trecarrel<\/em>).<\/li>\n\n\n\n<li>Licenciamento: ser titular de qualquer licen\u00e7a exigida.<\/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\/pt\/percepcoes\/o-que-fazer-se-o-seu-inquilino-comercial-nao-estiver-a-pagar-a-renda\/\">rent arrears<\/a>, they must use the <a href=\"https:\/\/rfblegal.co.uk\/pt\/rfbtermosdecontrato0625\/\">standard<\/a> route.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Porque \u00e9 que a Sec\u00e7\u00e3o 21 est\u00e1 a ser abolida<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">&nbsp;The policy driver is <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/titulo-com-pagamento-diferido\/\">security<\/a> of tenure: to remove the threat of arbitrary \u201cno-fault\u201d <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/e-possivel-despejar-um-inquilino-comercial-por-nao-pagar-a-renda\/\">eviction<\/a>, empower tenants to <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/recurso-judicial-contra-a-reforma-do-regime-de-arrendamento-coloca-em-duvida-o-futuro-de-disposicoes-fundamentais\/\">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>O que substitui a Sec\u00e7\u00e3o 21 na Lei dos Direitos do Arrendat\u00e1rio<\/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\/pt\/percepcoes\/respostas-dos-governos-aos-atrasos-no-pagamento-das-rendas-comerciais-devido-a-covid-19\/\">Government<\/a> intends to implement this in one stage, rather than phasing.<\/li>\n\n\n\n<li>Fundamentos alargados e clarificados da Sec\u00e7\u00e3o 8: o projeto de lei mant\u00e9m uma abordagem baseada em fundamentos (obrigat\u00f3rios e discricion\u00e1rios), mas actualiza-a e alarga-a. As principais propostas incluem:<\/li>\n<\/ul>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Venda\/mudan\u00e7a do senhorio: motivos expressos para recuperar a posse para vender ou para o senhorio (ou fam\u00edlia pr\u00f3xima) se mudar. Existe um per\u00edodo protegido de 12 meses no in\u00edcio do arrendamento em que estes motivos n\u00e3o podem ser utilizados, e os senhorios devem avisar com quatro meses de anteced\u00eancia quando os invocam.<\/li>\n\n\n\n<li>Serious rent <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/atrasos-nas-rendas-comerciais-um-guia-pratico-para-inquilinos-comerciais\/\">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>Atrasos repetidos: um novo motivo obrigat\u00f3rio para os inquilinos que tenham tido dois meses de atrasos em tr\u00eas ocasi\u00f5es distintas num per\u00edodo de tr\u00eas anos, mesmo que tenham sido ilibados pela audi\u00eancia.<\/li>\n\n\n\n<li>Back-door <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/article-1-the-renters-reform-bill-the-end-of-no-fault-section-21-evictions-and-a-new-ground-for-possession\/\">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\/pt\/base-de-conhecimentos\/cliente-particular\/\">Private<\/a> Rented Sector <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/a-base-de-dados-prs-do-provedor-de-justica-dos-senhorios\/\">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\">Note-se que estas medidas ainda n\u00e3o est\u00e3o em vigor e que os pormenores finais podem ainda mudar antes do consentimento real e da entrada em vigor.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Calend\u00e1rio: Quando terminar\u00e1 efetivamente a Sec\u00e7\u00e3o 21?<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">21 de julho de 2025: Projeto de lei conclu\u00eddo na terceira leitura dos Lordes<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In\u00edcio de setembro de 2025: Regressa aos Comuns para aprecia\u00e7\u00e3o das altera\u00e7\u00f5es dos Lordes<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Aprova\u00e7\u00e3o real: Previsto para o outono de 2025 (n\u00e3o confirmado)<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In\u00edcio: In\u00edcio \u00fanico previsto para o in\u00edcio de 2026 (o Governo indica uma fase de implementa\u00e7\u00e3o, mas n\u00e3o fixou a 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\/pt\/percepcoes\/uk-visas-2024-the-minimum-salary-and-income-requirements\/\">requirements<\/a> are met.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>O que isto significa na pr\u00e1tica<\/strong><\/h2>\n\n\n\n<h3 class=\"wp-block-heading\">Para senhorios<\/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\/pt\/percepcoes\/reclamacoes-por-mau-estado-de-conservacao-um-guia-para-senhorios-de-habitacoes-particulares\/\">claims<\/a> will run on the standard track with <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/seccao-28-a-utilizacao-crescente-de-provas-pre-gravadas-em-julgamentos-penais-parte-2\/\">evidence<\/a> and (usually) a hearing.<\/li>\n\n\n\n<li>Nova via de venda\/mudan\u00e7a: se tenciona vender ou mudar de casa, o projeto de lei prev\u00ea motivos para tal, mas apenas ap\u00f3s 12 meses e com um pr\u00e9-aviso de quatro meses. Estabele\u00e7a prazos em fun\u00e7\u00e3o destas limita\u00e7\u00f5es.<\/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\/pt\/percepcoes\/onlyfans-e-contratos-a-importancia-do-timing\/\">timing<\/a>.<\/li>\n\n\n\n<li>Compliance: expect sharper <a href=\"https:\/\/rfblegal.co.uk\/pt\/base-de-conhecimentos\/controlo-judicial-no-setor-dos-servicos-financeiros\/\">scrutiny<\/a> of licensing and documents once live.<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">Para os inquilinos<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Greater security: a <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/incumprimento-do-emprestimo-intercalar-o-que-acontece-se-nao-conseguir-pagar-um-emprestimo-intercalar-a-tempo\/\">default<\/a> periodic tenancy and the end of \u201cno-fault\u201d eviction.<\/li>\n\n\n\n<li>Aviso e salvaguardas: mais tempo quando os senhorios pedem a posse para vender ou mudar de casa. Possibilidade de contestar aumentos excessivos da renda com o objetivo de for\u00e7ar a sa\u00edda.<\/li>\n\n\n\n<li>A posse continua a ser poss\u00edvel: os atrasos graves ou persistentes nas rendas, o comportamento antissocial e outros motivos podem continuar a justificar o despejo.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Medidas pr\u00e1ticas a tomar agora<\/strong><\/h2>\n\n\n\n<h3 class=\"wp-block-heading\">Propriet\u00e1rios<\/h3>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Audit paperwork on <a href=\"https:\/\/rfblegal.co.uk\/pt\/percepcoes\/the-renters-rights-act-2025-what-every-landlord-needs-to-know\/\">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\/pt\/base-de-conhecimentos\/o-que-e-a-formalidade-de-transferencia-de-propriedade-na-venda-de-uma-casa\/\">selling<\/a>, map the likely 12-month protected period and four-month notice into your timeline.<\/li>\n\n\n\n<li>Protocolos relativos aos pagamentos em atraso: atuar rapidamente em caso de pagamentos em atraso, documentar exaustivamente e calibrar os pedidos em fun\u00e7\u00e3o do limiar de 3 meses\/novo limiar de pagamentos repetidos.<\/li>\n\n\n\n<li>Espera-se mais trabalho de posse contestada: organizar provas, registos de inspe\u00e7\u00e3o e registos de repara\u00e7\u00e3o.<\/li>\n<\/ol>\n\n\n\n<h3 class=\"wp-block-heading\">Inquilinos<\/h3>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Mantenha registos: comunique os problemas de repara\u00e7\u00e3o por escrito e mantenha um registo em papel.<\/li>\n\n\n\n<li>Saber o que fazer: se receber a Sec\u00e7\u00e3o 21 antes do in\u00edcio do processo, continuam a aplicar-se as regras actuais em mat\u00e9ria de notifica\u00e7\u00e3o, prazos e defesas. Procure aconselhamento rapidamente.<\/li>\n\n\n\n<li>Budget: arrears will remain a strong ground post-reform. Get <a href=\"https:\/\/rfblegal.co.uk\/pt\/etiqueta\/pessoal-de-apoio\/\">apoio<\/a> early if you\u2019re struggling.<\/li>\n<\/ol>\n\n\n\n<h2 class=\"wp-block-heading\">Perguntas mais frequentes<\/h2>\n\n\n\n<h3 class=\"wp-block-heading\">A sec\u00e7\u00e3o 21 j\u00e1 desapareceu?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">N\u00e3o, continua em vigor atualmente. A aboli\u00e7\u00e3o ocorre na data de entrada em vigor do projeto de lei, que ainda n\u00e3o foi fixada.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Haver\u00e1 um caminho r\u00e1pido para a posse?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">A via acelerada \u00e9 espec\u00edfica da Sec\u00e7\u00e3o 21. Ap\u00f3s a aboli\u00e7\u00e3o, espera-se a via normal de posse ao abrigo da Sec\u00e7\u00e3o 8 (baseada em provas, geralmente com uma audi\u00eancia).<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Os senhorios podem ainda recuperar a posse para vender ou habitar?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Sim, atrav\u00e9s de um novo terreno com guarda-corpos: n\u00e3o pode ser utilizado nos primeiros 12 meses e \u00e9 necess\u00e1rio um pr\u00e9-aviso de quatro meses.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">O que muda para as rendas em atraso?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">O motivo obrigat\u00f3rio 8 passa para tr\u00eas meses de atraso. O pr\u00e9-aviso \u00e9 de quatro semanas e existe um novo motivo de atraso repetido (obrigat\u00f3rio) em determinadas circunst\u00e2ncias. A reda\u00e7\u00e3o final ser\u00e1 confirmada no in\u00edcio do processo.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">O nosso ponto de 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\/pt\/percepcoes\/sucesso-do-tribunal-do-trabalho-despedimento-injusto-e-sem-justa-causa\/\">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\/pt\/servicos\/direito-comercial\/litigio-imobiliario-atividade\/\">Contencioso imobili\u00e1rio<\/a> <a href=\"https:\/\/rfblegal.co.uk\/pt\/etiqueta\/equipa-de-contencioso-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\/pt\/percepcoes\/o-direito-de-primeira-recusa-principais-informacoes-para-senhorios-e-inquilinos\/\">right<\/a>.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Assuntos de senhorio e inquilino: Contacte-nos<\/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\/pt\/etiqueta\/litigation-team-br\/\">litigation<\/a> department. For inquiries on this topic, please <a href=\"https:\/\/rfblegal.co.uk\/pt\/contactar-nos\/\">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> ou pelo telefone 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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