Section 21 possession claims in England have fallen to their lowest level in several years, as landlords prepare for the upcoming abolition of this eviction route under the Renters’ Rights Act, which takes effect from 1 May 2026.

Decline in Section 21 possession claims

Government data analysed by the National Residential Landlords Association (NRLA) reveals that in 2025, a total of 28,112 possession claims were issued in county courts following Section 21 notices. This represents the lowest annual figure since 2022. In the final quarter of 2025 alone, 6,367 claims were made, marking the lowest quarterly total since the same period in 2022.

This decline coincides with the formal completion of the Renters’ Rights Act through Parliament, signalling a significant shift in the legal framework governing landlord possession claims.

Context on homelessness and tenancy endings

While Section 21 evictions have historically contributed to homelessness risks, recent government figures indicate that other factors are also influential. For instance, an increase in households leaving Home Office asylum support accommodation has added to the numbers at risk of homelessness.

Data from July to September 2024 shows an 18.6% reduction in households threatened with homelessness due to Section 21 notices compared to the same period the previous year. Furthermore, the English Housing Survey for 2021-2022 found that 77% of renters ended their last tenancy by choice rather than eviction, highlighting that most tenancy terminations are tenant-initiated.

Changes to possession procedures from May 2026

Currently, Section 21 allows landlords to repossess properties without a court hearing, using the ‘accelerated’ possession procedure. However, from 1 May 2026, this route will be abolished. Instead, all possession claims will require a court hearing where landlords must demonstrate specific grounds for repossession.

This change introduces the possibility of delays, especially if tenants contest claims or if applications are incomplete. Ministry of Justice figures show that the median time from claim to warrant has increased from 14 weeks in 2024 to 15.3 weeks, while the median time from claim to actual repossession has risen from 24.4 weeks to 27.4 weeks.

What this means for landlords

Landlords should prepare for longer possession processes and increased legal scrutiny once Section 21 is abolished. The requirement to prove grounds in court will demand more thorough case preparation and may result in extended tenancy durations where repossession is sought.

Understanding these procedural changes and their impact on possession timelines will be essential for landlords and agents managing tenancies and planning property portfolios in the coming years.

Source: Based on reporting from Property118

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