Last-Minute Evictions Surge Ahead of Renters' Rights Law

As the implementation of the Renters’ Rights Act approaches, which will abolish no-fault evictions in England, there has been a notable increase in landlords evicting tenants. Charities, including the renters’ union Acorn, report that no-fault evictions constituted one in five of the eviction reports received in October 2025, escalating to nearly one in three by January 2026. The law, set to take effect on May 1, 2026, will eliminate Section 21 of the Housing Act, which permits landlords to evict tenants without justification. Acorn's spokesperson indicated that the uptick in evictions is a deliberate attempt by landlords to expedite evictions before the new law is enacted.

The Guardian

Tenants across urban areas are expressing anxiety as they face sudden eviction notices. Kim Mansell, a resident of Lady Florence Courtyard in Lewisham, described her distress after receiving a no-fault eviction notice from the 999 Club, a London homelessness charity. Mansell, who has lived in her flat for five years, noted that the charity increased her rent by 11% prior to her eviction notice and has since advertised her flat at a significantly higher rate. Despite her attempts to negotiate, the charity has maintained its stance, stating that eviction actions follow legal advice and are based on persistent issues.

The Guardian

Hugh Wilkinson, head of housing at the Central England Law Centre, highlighted the emotional toll on long-term tenants facing unexpected evictions. He noted that the courts do not consider the duration of tenancy when adjudicating these cases, which can lead to distress for tenants. Isaac Rose, an organizer for the Greater Manchester Tenants Union, shared his own experience of receiving a Section 21 eviction notice following a dispute over a proposed 29% rent increase. He emphasized that landlords are likely motivated by the impending legal changes, which will complicate future evictions.

The Guardian

Meera Chindooroy, deputy director for campaigns at the National Residential Landlords Association, acknowledged that landlords are reassessing their current tenants in light of potential risks, such as rent arrears or antisocial behavior. The National Residential Landlords Association has indicated that landlords may be more inclined to terminate tenancies before the law takes effect. Meanwhile, organizations like Shelter have condemned the exploitation of the remaining time for no-fault evictions, underscoring the urgency of the upcoming legal changes.

The Guardian

While many tenants and advocacy groups report a surge in no-fault evictions, the landlords' perspective emphasizes concerns over tenant reliability and property management. The ongoing legal proceedings initiated before May 1, 2026, will continue under the existing framework, raising questions about the effectiveness of the new law in protecting tenants.

The Guardian

• “This isn’t a coincidence. Landlords are clearly rushing to force through last-minute evictions before the ban comes into force.,” — Acorn Spokesperson

The Guardian

• “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.” — Hugh Wilkinson, Head of Housing at Central England Law Centre

The Guardian

• “The housing charity Shelter said: “It’s especially outrageous that some landlords are exploiting this thin window of time to serve no-fault evictions.” — Shelter Spokesperson

The Guardian