Landlord exodus will see Section 21 claims hit record high

Section 21 claims are set to hit unprecedented levels in 2025 as landlords race to regain possession of their properties before the Renters’ Rights Bill sees this eviction route banned.

The warning comes from Paul Shamplina, the founder of Landlord Action, in response to the latest landlord possession figures released by the Ministry of Justice.

He points to landlords rushing to regain possession before the ban takes effect, court delays spiralling, and local authorities coming under huge pressure.

Mr Shamplina says the private rented sector is facing a crisis.

His warning chimes with that from Sarah Taylor, a property dispute resolution partner at Excello Law, who says that landlords aren’t waiting for Section 21 to be abolished before evicting tenants.

‘Smaller landlords have panicked’

He explains: “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.”

Mr Shamplina says that in the last quarter 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.

‘Landlords losing confidence’

Mr Shamplina said: “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.”

He added: “Landlords are selling in droves, and sadly, renters are the real losers.”

‘Landlords rush to secure possession’

Mr Shamplina continued: “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.”

He adds: “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.”

‘Landlords looking to sell’

Mr Shamplina says the situation ‘will only worsen’ and added: “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.”

For help and advice about tenant eviction and collecting arrears, then Landlord Action may be able to help:

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