There has been a notable rise in Section 21 evictions, according to the latest data published by the Ministry of Justice.
Landlords can apply for an accelerated possession order if the tenants have not left by the date specified in a Section 21 notice. The latest data published by the Ministry of Justice showed 32,287 claims had been issued to households under the accelerated procedure in 2024. Last year’s figure was up by 7% from 30,230 in 2023.
The figures also showed there were 2,947 evictions by bailiffs following a Section 21 notice between October and December last year. This was an increase of 10% from 2,671 for the same three-month period in 2023.
The Renters’ Rights Bill, which is currently going through Parliament, has promised a ban Section 21 evictions.
Sarah Taylor, property dispute resolution partner at Excello Law has called on the government to avoid delays to the new legislation.
She said: “There have been reports of the year on year rise in no-fault evictions. We have seen that the uncertainty over the changes to the legislation has led to a number of landlords choosing to either leave the rental market or to obtain vacant possession of their property whilst they wait to see what happens when the new legislation comes into force.
“As the Renter’s Rights Bill makes its way through Parliament, landlords are waiting to see what the consequences will be and whether it will result in additional costs for them. Some are unwilling to wait and instead choosing to leave the market. Meanwhile, tenants are on the receiving end of this uncertainty as landlords serve notice on them to recover possession and evict them from their homes. It is important for the housing market that the bill becomes law soon to give certainty to both landlords and tenants.
“Meanwhile, we are seeing an increase in the build to rent market and will wait to see if an increased investment in rental properties by institutional landlords will provide quality rental properties for families which also offer security of tenure when the new legislation comes into force. Affordability may however continue to be an issue for many tenants.”
Paul Shamplina, founder of Landlord Action, has also reacted to the latest landlord possession figures released by the Ministry of Justice, warning that Section 21 claims will surge to their highest levels in 2025.
With landlords rushing to regain possession before the ban takes effect, court delays spiralling, and local authorities under immense pressure, Shamplina firmly believes that the rental sector is facing a crisis.
He commented: “The latest possession figures from the Ministry of Justice confirm what I’ve been warning about for years. With the Renters Rights Bill looming, many smaller landlords have panicked, knowing the Section 21 ban is coming, and have chosen to use it before they lose it.
“In Q4 of 2024, there was a sharp acceleration in possession claims, bringing the total for the year to 32,287 – the highest since 2016. Repossessions by county court bailiffs under Section 21 also reached their highest level since 2017, with 11,373 carried out in 2024 – up 20% from 9,457 in 2023. This directly correlates with the 20% increase in cases we’ve seen at Landlord Action, a consequence of landlords losing confidence in the sector and more landlords seeking possession before the system changes.
“History tells us that when major legislative changes are introduced, landlords react. We saw it with the Deregulation Act in 2015, and now, with a combination of Section 24 tax changes, rising interest rates, EPC regulations, and the uncertainty surrounding rental reforms, it’s simply too much for many smaller landlords.
“Landlords are selling in droves, and sadly, renters are the real losers. The knock-on effect is clear: a surge in Section 21 claims as landlords rush to secure possession before the rules change. Courts are already overwhelmed, and with no additional resources allocated, landlords are facing waits of up to 15 months for eviction dates. This is completely unacceptable.
“Had the previous government introduced dedicated Housing Courts, we wouldn’t be in this mess. Now, as we head into 2025, I predict Section 21 claims will hit their highest levels, particularly in the first six months. The fear among landlords is real. Under new possession grounds, it will be even more difficult to reclaim properties.
Looking ahead, the situation will only worsen. Once the new law is in place, landlords looking to sell will need to wait a year and then serve a four-month notice under Ground 1A. This will add further strain on an already struggling court system, pushing local authorities to breaking point as more tenants are forced to stay put until eviction.
“The message is clear: landlords need certainty, tenants need security, and the government must act now to properly resource the courts before the system collapses under the weight of unprecedented demand,” he added.
Another day, another dramatic headline about a “surge” in evictions. But let’s take a deep breath and look at the numbers before we all start running around like Chicken Licken.
2,947 bailiff evictions in Q4 2024—sounds dramatic, right? Until you remember that the rental market sees around 480,000 tenancy changes per quarter (that’s 160,000 per month). So, what percentage of renters are actually being forcibly removed? Less than one percent (0.61%)
Section 21 notices are standard—they’re how ASTs end. Most tenants (99.39%) leave when asked, so of course, any eviction process will have a Section 21 attached. It’s not some evil landlord masterplan; it’s just how the system works.
Landlords aren’t panicking, they’re planning. With the Renters’ Rights Bill looming, they’re doing what anyone would do when rules change: making sure they don’t get caught out. We saw the same thing in 2015 with the Deregulation Act. It’s not a crisis, it’s a reaction.
Now, are delays in the courts a problem? Absolutely. Should we have had a dedicated Housing Court by now? 100%. But instead of focusing on the real issues—like the fact that landlords are waiting up to 15 months for an eviction date—we’re getting another round of “landlords are evil, tenants are doomed” headlines.
It’s classic Chicken Licken reporting: “The sky is falling down!” when really, it’s just a policy shift causing predictable ripple effects
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You need a hobby, or some friends, or both.
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A quick glance at any “local” Facebook page will reveal the number of people seeking rental accommodation citing the reason “landlord selling “. Many also stating that they have been in the property for many years. To me, that shows that good, steady landlords are leaving having had enough of government interference.
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In addition to landlords who are exiting now whilst the lettings regime and CGT aspect are relatively benign, I suspect that a great number of amateur landlords will only continue for as long as their current tenants remain in place.
Once those tenants choose to move on and the property becomes vacant, many amateur landlords will not be willing to (or able to, with proposed EPC changes) roll the dice again with a new let.
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Well, Well, Well who didn’t see this coming. You were warned this is exactly what would happen! You don’t have to look to far to see history has shown what is in store for England and if you think its bad now, wait till the whole of the landlord market wake up ….. many do not know!
Firstly you need to remember that the majority of private landlords are amateur’s. They are not professional investors, often become landlords through inheritance and see an opportunity with a surplus property to get an income they wouldn’t normally have the opportunity too and of course a capital in the piggy bank at the end. Even those that have surplus cash are looking for security in their favour.
People do not like change, they hate it even more when its government involvement and regulation and consider it over reach when they are good landlords and do not see the necessary burden placed upon them by the unscrupulous few. Result, even good landlords have been leaving for a number of years as they don’t want the Hassel. Other have thought about it, but may now be pushed …….. oh isn’t this the basis of this story!
Wales introduced new legislation in 2016 and became enforceable 1st December 2022. It was announced that they would get rid of Sec 21 and there was a mass sell-up by landlords. Welsh Government recognising the foopar kept Sec21 under another name with the requirement of a no fault notice from 2 months to 6 months and it works very well today.
However it didn’t stop the rot, many landlords left out of principle and many left that shouldn’t have been in the market. Ironic that the latter’s tenants had nowhere to go.
Wales has a horrendous rental housing shortage. One government official stated in 2024 that 45% of landlords in Wales had disappeared over the last 3 years. Another has confirmed that many local authorities now have 10 plus year waiting lists for tenants to be housed and growing year on year from what was 2 years for a decade. New landlords are not coming into Wales principally because of the red tape, the demonising landlords and high price of property to rent.
Many will know that the local authorities always tell tenants under a landlord notice, not to move and wait for the landlord to go to court and get a possession order and why they say this. Then the social media gets into full swing circulating horror stories why you shouldn’t become a landlord and people notice.
So England, if you think its bad now …………………… !!!!!!!
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Most Local authorities say stay put, I explain the council will put them in emergency accommodation to start with for how long nobody knows, and of course of if on benefits you can insist on direct payments after 8 weeks arrears.
Obviously if it goes to court the referencing firms will get wind and that’s the end of renting through the public sector/normally works.
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Statistics only show how many section 21 evictions ended up in court. There are no statistics for recording how many Section 21 notices were issued and no statistics for how many tenants evicted using Section 21 just vacated with no court involved.
Are we seeing just the tip of an iceberg?
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I gave the statistics in the first post. By subtracting the number of eviction from the number derived from the DWP numbers published last week. 99.39% of tenants moved out via section 21, at the end of their contract for a fixed or periodic assured shorthold tenancy.
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I have seen with my own eyes, landlords have been selling up for a few years now. The last 6/12 months its accelerating.
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According to her employers’ website, Sarah Taylor works for, she has extensive experience of drafting and serving residential possession proceedings as well as advising public and private developer and landowner clients in bringing claims against unauthorised occupiers.
Sarah’s clients include institutional landlords and tenants, developers and investors, public sector and quasi public bodies, and private landlords.
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