Landlords accused of rushing evictions ahead of Renters’ Rights Act
Charities claim an eviction surge is under way as landlords rush to evict tenants before the Renters’ Rights Act takes effect.
Tenant group Acorn told the Guardian that Section 21 evictions accounted for one in five reports from members in October, rising to nearly one in three by January.
The news comes ahead the Renters’ Rights Act coming into force on 1 May 2026.
Landlords exploiting this thin window
A spokesperson from Acorn told the Guardian: “This isn’t a coincidence. Landlords are clearly rushing to force through last-minute evictions before the ban comes into force.”
The housing charity Shelter also accused landlords of exploiting tenants.
A spokesperson told the Guardian: “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.”
A lawyer also told the paper he was seeing long-term tenants shocked by unexpected Section 21 notices.
Hugh Wilkinson, head of housing at the Central England Law Centre, said: “It can be quite upsetting for people. 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.”
Landlords weighing up the risks
The National Residential Landlords Association (NRLA) defended landlords saying many weighing up the risks and benefits of continuing tenancies.
Meera Chindooroy, deputy director for campaigns for the NRLA, told the Guardian: “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.”
As previously reported on Property118, data analysed by the NRLA shows that Section 21 (‘accelerated’) possession claims in the county courts have dropped to their lowest level in several years.
According to government data, in 2025, 28,112 possession claims were brought to the county courts in England following the issuing of Section 21 notice to a tenant (known as the ‘accelerated’ procedure), the lowest level since 2022.
In the final quarter of 2025 (when the Renters’ Rights Act formally completed its passage through Parliament) 6,367 claims were brought under the Section 21 route. This is the lowest number since the final quarter of 2022.
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Landlords squeezed by rising costs as they exit the market
Member Since June 2019 - Comments: 781
9:31 AM, 10th April 2026, About 2 weeks ago
The fully anticipated reaction to the threats included in the legislation, any higher risk tenants and or higher risk properties and no longer classed as acceptable.
Member Since October 2020 - Comments: 1173
10:02 AM, 10th April 2026, About 2 weeks ago
Pity NRLA didn’t mention the number of landlords using s21 because theyre selling up due to the increased risks.
Member Since December 2023 - Comments: 1587
10:14 AM, 10th April 2026, About 2 weeks ago
There will be another eviction surge starting on 1 May when landlords who were not able to use Section 21 use the ground 1A.
The ‘blame’ lies at the feet of Labour and the charities that encouraged this pitiful Act of Parliament.
Member Since September 2018 - Comments: 3538 - Articles: 5
10:35 AM, 10th April 2026, About 2 weeks ago
I’m sending three out today.
Member Since April 2023 - Comments: 17
1:38 PM, 10th April 2026, About 2 weeks ago
What a cheek! How dare any landlord move quickly to have some control over their property.
Member Since May 2024 - Comments: 47
3:22 PM, 10th April 2026, About 2 weeks ago
I’ve just received the new grounds for possession. A point within mandatory ground 8 has me a little confused… “If your tenant owes 3 months or 13 weeks rent because they have not received their Universal Credit, you will not be able to evict them. Benefits are not counted when a tenant owes rent.”
Can anyone help to clarify.
From what I can gather you also will have to give them four weeks notice after the three months of arrears of your intention to seek possession, so are they saying it’s effectively four months arrears before you can get the ball rolling towards a court hearing instead of the current two? Given the above I think most landlords would go with ground 1A and just sell.
Member Since September 2018 - Comments: 3538 - Articles: 5
3:53 PM, 10th April 2026, About 2 weeks ago
Reply to the comment left by Northern Observer at 10/04/2026 – 15:22
check out the comments on Landlords UK facebook page. This issue has just been raised.
Member Since October 2020 - Comments: 1173
4:01 PM, 10th April 2026, About 2 weeks ago
Reply to the comment left by Northern Observer at 10/04/2026 – 15:22
My understanding is that that only applies if the arrears are due to DWP delays, not if the tenant has just failed to hand it over.
Member Since June 2019 - Comments: 781
6:37 PM, 10th April 2026, About 2 weeks ago
Reply to the comment left by DPT at 10/04/2026 – 16:01
The difficulty is that a landlord has no idea where the fault lies as the council refuse to deal with landlords directly.
Member Since October 2019 - Comments: 400
9:31 AM, 11th April 2026, About 2 weeks ago
Landlords selling up! Where on earth did they get that idea from?!