Charities say more landlords are issuing Section 21 eviction notices in the final weeks before new rules take effect next month banning the practice.
The renters’ union Acorn renters union reported a sharp rise in cases: evictions accounted for one in five member reports in October, increasing to nearly one in three by January.
The increase comes ahead of the Renters’ Rights Act, due to take effect on 1 May 2026. The law will abolish Section 21, which currently allows landlords to evict tenants without giving a reason.
“This isn’t a coincidence. Landlords are clearly rushing to force through last-minute evictions before the ban comes into force.,” a spokesperson from Acorn told The Guardian.
Similar concerns have been raised by tenants’ groups across England.
Hugh Wilkinson, head of housing at the Central England Law Centre, said his team has seen a rise in cases involving Section 21 notices. Working primarily with clients in Coventry and Birmingham, he said many long-term tenants are being caught off guard by sudden terminations of established tenancies.
“It can be quite upsetting for people,” he said. “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.”
Meera Chindooroy, deputy director for campaigns at the National Residential Landlords Association, commented: “Landlords will be looking at their current tenants and considering whether these are tenancies that they are happy to continue with after May, or whether they have concerns about any risks – rent arrears, for example, or issues with antisocial behaviour.”
The housing charity Shelter said: “It’s especially outrageous that some landlords are exploiting this thin window of time to serve no-fault evictions. It just goes to show how vital these new changes are for renters.”
Though the law is changing, proceedings initiated before 1 May 2026 will be allowed to continue as before.
Paul Rooke, who specialises in litigation and dispute resolution in the property sector at Mayo Wynne Baxter, added: “From a landlord’s perspective, the approach to seeking possession requires careful planning as the major reforms introduced by the Renters’ Rights Act take effect from 01 May 2026.
“While the no‑fault eviction process remains lawful until that date, a landlord should be realistic about the narrowing window and the steps required to protect their position.
“A landlord who may need possession should urgently review their tenancy documentation.
“If a Section 21 notice is to be relied upon, it must be served no later than 30 April 2026, and a landlord must allow sufficient time for valid service in accordance with the tenancy terms and statutory requirements.
“Leaving service until the last moment risks challenge and could render the notice ineffective. All pre‑conditions must also be satisfied, including correct deposit protection, service of prescribed information, certificates and the How to Rent guide.
“Looking beyond May 2026, landlords should begin preparing for a different possession landscape. This includes understanding the revised Section 8 grounds, improving record‑keeping around rent arrears and tenant breaches, and planning well ahead for situations involving sale or owner‑occupation.
“The reforms do not remove a landlord’s right to regain possession, but they fundamentally change how and when those rights can be exercised. Early, strategic advice is essential to navigate both Section 21 notices and the new regime that follows.”
“This isn’t a coincidence. Landlords are clearly rushing to force through last-minute evictions before the ban comes into force.,” a spokesperson from Acorn told The Guardian.
Meera Chindooroy, deputy director for campaigns at the National Residential Landlords Association, commented: “Landlords will be looking at their current tenants and considering whether these are tenancies that they are happy to continue with after May, or whether they have concerns about any risks – rent arrears, for example, or issues with antisocial behaviour.”
The housing charity Shelter said: “It’s especially outrageous that some landlords are exploiting this thin window of time to serve no-fault evictions. It just goes to show how vital these new changes are for renters.”
All of the above and other supporters of the RRA need to read and understand the biblical quote: “For they have sown the wind, and they shall reap the whirlwind.”
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This isn’t just about the type of tenant they have now, it is also about the costs surrounding being a landlord now making it an untenable prospect moving forward so they are getting out whilst its as easy as possible. Lets be honest, very rarely has any tenant been evicted on a Section 21 Notice for no good reason. I am sorry, but Acorn, Shelter and the like need to come to a point of understanding that a robust housing sector contains all options that align with peoples different housing needs, circumstancs and affordability. They should have thought more critically about what actaully causes housing issues. Finding a more robust system wasn’t difficult, it just needed common sense, logical thought and sensible collaboration, but this current appraoch has, as it always will when you use a hammer to break a nut, had an equal and opposite reaction.
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Why is Shelter etc. referred to as a housing charity. Shelter with its millions in donations houses no one. Tenants can now claim legal aid making Shelter etc. redundant. Landlords do not evict on a whim especially long standing tenants. Maybe they are fed up with late payments and a reluctance to catch up with arrears. I know of landlords who are evicting and selling up because they do not want pets in their properties. Damage by pets of negligent tenants can be horrendous and extremely costly with no redress for tenants. I do not allow pets in my flats as my tenants all work full-time. I know that no judge would never grant an eviction if a pet was introduced by one of my tenants.
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Is. This. Really. A . Surprise????
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