Concerns are mounting among tenant groups and housing charities over a surge in evictions as landlords reportedly rush to serve notices before the Renters’ Rights Act comes into force on 1 May 2026. This legislation will introduce significant changes to tenancy protections, including the abolition of no-fault evictions under Section 21.

Eviction surge ahead of new legislation

Tenant group Acorn has highlighted a noticeable increase in Section 21 eviction notices in recent months. According to their reports, these no-fault evictions accounted for one in five cases among members in October 2025, rising to nearly one in three by January 2026. This pattern suggests landlords are accelerating eviction processes before the new law takes effect.

Acorn’s spokesperson told the Guardian, “This isn’t a coincidence. Landlords are clearly rushing to force through last-minute evictions before the ban comes into force.” Shelter, a prominent housing charity, echoed this concern, condemning landlords for exploiting the narrow window to carry out no-fault evictions. A Shelter representative described this behaviour as “especially outrageous” and emphasised the importance of the upcoming legal changes for renters.

Impact on tenants

Legal professionals have also observed the distress caused to tenants by these sudden eviction notices. Hugh Wilkinson, head of housing at the Central England Law Centre, explained that long-term tenants are often shocked by unexpected Section 21 notices. He noted, “It can be quite upsetting for people. To think that they’ve been there for a long time and that the length of time doesn’t make any difference. The court won’t take into account the fairness of it.” This highlights the emotional and practical challenges tenants face during this transitional period.

Landlord perspectives on tenancy decisions

In contrast, the National Residential Landlords Association (NRLA) has defended landlords’ actions, suggesting that many are carefully assessing their options ahead of the legislative changes. Meera Chindooroy, deputy director for campaigns at the NRLA, told the Guardian that landlords are evaluating whether to continue tenancies after May 2026 based on factors such as rent arrears or antisocial behaviour. This reflects a pragmatic approach by landlords to manage potential risks under the new legal framework.

Supporting this view, NRLA data indicates a decline in Section 21 possession claims in recent years. Government statistics show that in 2025, 28,112 possession claims were made under Section 21 in England’s county courts—the lowest figure since 2022. In the final quarter of 2025, coinciding with the Renters’ Rights Act’s parliamentary passage, only 6,367 claims were issued, marking the lowest quarterly total since late 2022.

What this means for landlords

The introduction of the Renters’ Rights Act will fundamentally alter the eviction landscape by ending no-fault evictions under Section 21. Landlords must now consider the implications of this change on their property management strategies. While some may feel pressured to act before the legislation takes effect, others are adopting a measured approach, assessing tenant behaviour and tenancy risks more closely.

Landlords should prepare for a shift towards eviction processes that require valid grounds and greater justification. This will likely increase the importance of maintaining good tenant relations and thorough documentation. Understanding the new legal requirements will be essential to ensure compliance and minimise disputes.

Source: Based on reporting from Property118

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