New figures from eviction specialist Landlord Action reveal a sharp rise in landlord possession instructions during July, as landlords rushed to progress Section 21 claims before the final court deadline.

The firm recorded a 28% increase in new instructions compared with July 2025, making it one of its busiest months in the past year. Almost one third of all new instructions related to landlords seeking to issue possession proceedings before the 31st July deadline for existing Section 21 notices.

The figures provide one of the first insights into how landlords responded to the end of Section 21 and the introduction of the new possession framework under the Renters' Rights Act.

Landlord Action, which has handled at least 50,000 landlord and tenant cases since it was established in 1999, says more than 35% of enquiries received during July converted into formal instructions.

Last-minute Section 21 rush

Under the transitional arrangements following the Renters' Rights Act, landlords who had served a valid Section 21 notice before 1st May 2026 had until 31st July or the earlier expiry date of the notice to begin court proceedings.

Those who failed to meet the deadline can no longer rely on their existing Section 21 notice and must now use one of the revised Section 8 possession grounds.

Paul Shamplina, founder of Landlord Action, says the firm saw a significant increase in demand as the deadline approached.

"Many landlords had left it until the final days to seek advice or progress a claim," he says. "Instructing a solicitor immediately before the deadline did not automatically mean a claim could be issued. Every case and every document had to be reviewed carefully because any error in the original notice or supporting paperwork could result in the claim being rejected."

The firm says the July figures highlight the uncertainty created by the move away from no-fault possession, with many landlords seeking urgent advice on whether their claims could still be progressed.

Early picture of the new Section 8 landscape

Alongside the Section 21 rush, Landlord Action's figures provide an early indication of how landlords are using the revised Section 8 grounds introduced from 1st May.

Of the new possession cases recorded in July:

• 39% involved rent-related grounds, including Grounds 8, 10 and 11

• 30% involved Ground 1A, allowing landlords to regain possession where they intend to sell

• 8% involved Ground 1, where the landlord or a family member intends to occupy the property

• 29% involved other possession grounds, with some cases relying on more than one ground

Shamplina says the figures suggest rent arrears and planned sales are likely to be key drivers of possession claims under the new system.

"The new system is more evidence-led and landlords must be able to demonstrate that the ground they are relying on genuinely applies," he says. "Selecting a ground is not simply a replacement for Section 21; each one has its own conditions, notice requirements and evidential tests."

Court delays remain a concern

While many landlords succeeded in issuing claims before the deadline, Landlord Action warns that the next challenge will be waiting for cases to move through the courts.

Shamplina says: "Meeting the deadline was only half the battle. Landlords rushed to get their claims issued in time, but they are now reliant on a court system that, in many areas, is already understaffed, under-resourced and struggling with existing caseloads."

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