Landlords in England are currently rushing to issue Section 21 “no-fault” eviction notices before the Renters’ Rights Act comes into effect on 1 May 2026. This surge is driven by landlords’ desires to regain control of their properties before the legal process changes significantly, as the new law will mandate a valid, legal reason for any eviction.

Key Deadlines and Rules

If you are a tenant or landlord, these specific dates are critical for the transition:

1 May 2026: Section 21 “no-fault” evictions are officially abolished. All new and existing assured shorthold tenancies (ASTs) will automatically convert to Assured Periodic Tenancies (APTs), which have no fixed end date.

31 July 2026: This is the absolute deadline for landlords to start court repossession proceedings based on a Section 21 notice served before 1 May.

Notice Validity: A Section 21 notice served before 1 May remains valid for either six months from the date of service or until 31 July 2026, whichever comes first.

Why Landlords are Rushing

Industry experts and renter unions have observed a notable spike in eviction reports, rising from one in five cases in October 2025 to nearly one in three by January 2026. Landlords are acting now for several reasons:

Avoiding the “Section 8” Process: After May 1, evictions must use the reformed Section 8 system, which requires proving grounds like rent arrears, anti-social behaviour, or the intent to sell or move back in.

Nervousness over New Standards: Some landlords are choosing to sell their properties rather than comply with the incoming Decent Homes Standard or handle the administrative changes of periodic tenancies.

End of Accelerated Possession: The “accelerated” court process—which often bypasses a hearing—will effectively end for most cases after 1 May, making future evictions potentially slower and more costly.

Important Renter Protections

Despite the rush, tenants have specific rights and resources available:

Check Validity: A Section 21 notice is only valid if the landlord has met strict requirements, such as protecting your deposit and providing a “How to Rent” guide.

Seek Advice: Organizations like Shelter and Citizens Advice offer free support for those facing eviction.

Transition to Periodic: You do not have to sign a new contract before May 1; your tenancy will automatically become periodic, giving you more flexibility.

Would you like to know more about the new grounds for possession under Section 8 or how to challenge a rent increase after May?

More Links and Resources

https://www.landlordzone.co.uk

https://www.gov.uk

https://assets.publishing.service.gov.uk

https://theindependentlandlord.com

https://www.citizensadvice.org.uk

https://www.propertymark.co.uk