Landlords Accelerate No-Fault Evictions Before New Law Takes Effect
The Renters' Rights Act is set to come into force on 1 May 2026, but charities across England are sounding the alarm over a concerning trend: landlords are increasingly evicting tenants at the last minute to circumvent the impending ban on no-fault evictions. This practice, which allows landlords to remove tenants without providing a justification, has seen a sharp rise in recent months, according to reports from tenant unions and housing organisations.
Surge in Eviction Reports as Deadline Nears
Data from the renters' union Acorn reveals a significant uptick in no-fault eviction cases. In October, these evictions accounted for one in five reports from members, but by January, that figure had jumped to nearly one in three. A spokesperson from Acorn stated, "This isn't a coincidence. Landlords are clearly rushing to force through last-minute evictions before the ban comes into force." The Renters' Rights Act, developed last year, will abolish section 21 of the existing Housing Act, effectively ending the ability of landlords to evict without cause through court proceedings.
Personal Stories Highlight the Human Cost
Tenants like Kim Mansell, 36, who has lived in Lady Florence Courtyard in Lewisham for five years, are living in fear of sudden eviction. Her landlord, ironically a London homelessness charity called the 999 Club, served her with a no-fault eviction notice after she attempted to negotiate an 11% rent increase imposed at the start of last year. Mansell expressed her distress, saying, "It's absolutely diabolical. I told them how much I love living here... I don't have a family, so I don't have anywhere else to fall back on." Despite her appeals, the charity has not relented and has advertised her flat at a rate 36% higher than her current rent.
Other tenants confirmed that the charity had previously negotiated rents and had not evicted to hike prices in the past. In response, the 999 Club stated, "Any enforcement action is only taken following robust legal advice and in cases where there are significant, persistent issues. While we don't comment on individual tenancies, we have never evicted anyone as a means to increase rents."
Legal and Union Perspectives on the Crisis
Hugh Wilkinson, head of housing at the Central England Law Centre, noted an influx of section 21 cases, particularly in Coventry and Birmingham. He described the emotional impact on long-term tenants, saying, "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."
Isaac Rose, 33, an organiser for the Greater Manchester Tenants Union, experienced this firsthand when he was served a section 21 eviction three weeks ago following a dispute over a proposed 29% rent increase. He explained, "It's pretty clear that they did that because of the change in the law. Once section 21 is abolished, it would be a lot harder and slower to get us out."
Landlord and Charity Responses to the Law Change
Meera Chindooroy, deputy director for campaigns at the National Residential Landlords Association, commented, "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."
Unions and charities, including Shelter, have long campaigned for the Renters' Rights Act and welcomed its introduction. Shelter emphasised, "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." However, it is important to note that eviction proceedings initiated before 1 May 2026 will be allowed to continue under the old rules, potentially leaving some tenants vulnerable in the interim.
The situation underscores the urgent need for the Renters' Rights Act, as tenants across England face uncertainty and displacement in the lead-up to its implementation. With the law change on the horizon, the race to secure housing stability has become more critical than ever.
