The government’s decision to abolish Section 21 under the Renters’ Rights Act is intended to end “no-fault evictions” and increase security for tenants. While I believe the objective is well intentioned, the impact this is having on the private rented sector as we approach the changes coming into force on 1 May is more complicated. Some of the consequences are exactly what many of us in the industry predicted several years ago.

Landlords rushing to use Section 21 before the ban

As the deadline approaches, we are seeing a clear shift in landlord behaviour. Increasingly, landlords are choosing to regain possession now while they still can.

In many cases, tenants have done nothing wrong. However, the legislative change is creating uncertainty about how landlords will recover their properties in future.

At Landlord Action we have seen a clear increase in landlords looking to serve Section 21 notices before the rules change. Throughout 2025, enquiries rose sharply, with September being our busiest month in two years. February 2026 noffalso saw a 30 per cent increase in instructions compared with the same month last year.

Some landlords are exiting the market altogether, others have reached a point where rising taxation, increasing regulation and growing compliance requirements have made letting feel increasingly high risk, particularly for those with one or two properties.

Importantly, this trend is not limited to smaller private landlords. Reports, including in a recent i Paper article I was quoted in, suggest that larger portfolio landlords and corporate operators are also serving Section 21 notices while they still can.

Good tenants caught in the middle

Another unintended consequence of the upcoming changes is that landlords are likely to become increasingly cautious when selecting tenants. With greater risks around recovering possession, referencing processes will tighten, making it harder for some tenants to secure a property.

I feel sorry for the many good tenants who are currently receiving notice through no fault of their own, especially when many have done absolutely nothing wrong. However, as the Section 21 deadline approaches, landlord panic is setting in, exactly as many of us predicted, and some landlords are choosing to act now while they still have that flexibility.

Some will argue this highlights why Section 21 is being abolished, but it is also causing stress and disruption for tenants who might otherwise never have faced eviction.

Pressure will move to Section 8 and the courts

Once Section 21 is removed, landlords will have to rely on Section 8 eviction grounds. In practice this will mean more defended cases and far greater reliance on the courts.

The problem is that the court system is already under significant strain. Possession cases can already take many months to conclude. If every possession claim has to go through the Section 8 route, delays are almost certain to increase.

Changes to rent arrears rules will add further pressure. Under the Renters’ Rights Act, the threshold will increase from two to three months’ arrears and notice periods will extend from 14 to 28 days.

Combined with court delays and the time required to secure a bailiff appointment, landlords could face close to a year of unpaid rent before regaining possession. In many cases, this will mean pursuing money judgments through the courts, potentially resulting in more county court judgments (CCJs) against tenants.

What happens next for the rental market?

If landlords continue to leave the sector, as we are already seeing, reduced supply combined with high demand will inevitably push rents upward.

The key consequences we are already seeing

- More landlords serving Section 21 notices ahead of the deadline (both smaller private landlords and larger portfolio operators)

- An increase in landlords selling or leaving the private rented sector

- Good tenants being asked to leave as landlords act cautiously

- Growing uncertainty across the sector as landlords assess the risks of operating without Section 21

What is likely to follow

- Greater reliance on Section 8 eviction grounds and court hearings

- Longer rent arrears periods before possession is possible under the new rule

- Reduced supply and continued upward pressure on rents

Reform of the sector may be necessary, and improving standards is something most responsible landlords support. However, these changes also carry unintended consequences, with the risk that measures designed to increase tenant security could ultimately reduce choice, tighten supply and push rents higher.

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