Charities say more landlords are issuing Section 21 eviction notices in the final weeks before new rules banning the practice come into effect next month.
tenants association Acorn Tenants Association A sharp increase in cases was recorded: one in five members were reported evicted in October, rising to almost one in three by January.
comes ahead of growth Tenant Rights ActThe law is set to expire effective May 1, 2026 Section 21Which currently allows landlords to evict tenants without giving any reason.
A spokesperson for Acorn told The Guardian, “This is no coincidence. Landlords are clearly rushing to get evictions in at the last minute before the ban comes into force.”
Similar concerns have been raised by tenants’ groups across England.
hugh wilkinsonhead of residence Central England Law Centersaid his team has seen an increase in cases involving Section 21 Notice. working primarily with customers coventry And birminghamHe said many long-term tenants are becoming increasingly distressed by the sudden termination of established tenancies.
“It can be quite upsetting for people,” he said. “To think that they have been there for a long time and the length of time doesn’t matter. The court will not take into account the fairness of it.”
Mira Chinduroy, deputy director of campaigns at the National Residential Landlords Association, commented: “Landlords will look at their current tenants and consider whether these are tenancies they are happy to continue beyond May, or whether they are concerned about any risks – for example rent arrears, or issues of anti-social behaviour.”
Housing charity Shelter said: “It is particularly outrageous that some landlords are taking advantage of this narrow window of time to carry out evictions through no fault of their own. It shows how important these new changes are for tenants.”
Although the law is changing, proceedings initiated before May 1, 2026 will be allowed to continue as before.
Paul Rooke, who specializes in litigation and dispute resolution in the property sector at Mayo Wynne Baxter, said: “From a landlord’s perspective, the approach to obtaining possession requires careful planning as the key reforms introduced by the Tenant Rights Act will come into effect from 01 May 2026.
“While the no-fault eviction process remains valid until that date, a landlord must be realistic about the narrow window and the steps necessary to protect their position.
“A landlord who may require possession should immediately review their tenancy document.
“If a section 21 notice is to be relied upon, it must be served before 30 April 2026, and the landlord must allow sufficient time for lawful service in accordance with the terms of the tenancy and statutory requirements.
“Leaving the service until the last minute risks challenge and the notice may be ineffective. All pre-conditions must also be met, including correct deposit protection, service of prescribed information, certificate and how-to hire guide.
“Looking ahead to May 2026, landlords should begin preparing for a different repossession scenario. This includes understanding the revised Section 8 grounds, improving record-keeping around rent arrears and tenant violations, and planning well for situations involving a sale or owner-occupancy.
“The reforms do not remove a landlord’s rights to get possession back, but they fundamentally change how and when those rights can be exercised. Early, strategic advice is essential to navigate both the Section 21 notice and the new arrangements that follow.”