No-Fault Evictions to Be Banned in England from May: What the Renters’ Rights Act Means for Tenants and Landlords
Key Takeaways:
- No-fault evictions end in May 2026 — Section 21 will be abolished, meaning landlords must prove a valid legal ground—such as serious arrears, property damage or antisocial behaviour—to evict a tenant.
- Fixed-term tenancies will disappear — All agreements convert to rolling periodic contracts, giving tenants the freedom to leave with two months’ notice and stronger protection from retaliatory eviction.
- Court capacity is the biggest risk — Landlords warn the system could fail without major investment in faster eviction hearings, raising concerns about delays and increased market exit.
- New rights and restrictions reshape renting — The Act bans bidding wars, prevents discrimination against families and benefit claimants, and gives tenants fairer rights to keep pets under clear, reasonable rules.
The UK government has confirmed that no-fault evictions — known legally as Section 21 evictions — will be banned in England from 1 May 2026, triggering the most significant overhaul of private renting in more than three decades. The change forms part of the Renters’ Rights Act, a sweeping reform package set to reshape the relationship between landlords and tenants across England.
For the 4.4 million households currently renting from private landlords, the end of Section 21 will fundamentally alter their rights, protections and the structure of future tenancy agreements. For landlords, the reforms require new compliance obligations, additional screening procedures and a greater reliance on the courts when tenancies break down.
Below, Parachute Law provides an in-depth analysis of the reforms, the legal implications, and what these changes mean for tenants, landlords, letting agents and the wider housing market.
1. The End of Section 21: A Landmark Shift for English Housing Law
From May 2026, private landlords in England will no longer be able to evict tenants without giving a reason. This marks the end of the long-controversial Section 21 process, which has allowed landlords to remove tenants with as little as two months’ notice once a fixed-term tenancy ends, without having to prove wrongdoing.
The new law replaces Section 21 with a reformed Section 8 system, under which landlords can only evict a tenant by demonstrating one of several legally specified grounds, such as:
serious rent arrears
property damage
antisocial behaviour
breach of tenancy
landlord wish to sell
landlord or close family wish to move in
While some of these grounds already exist, new rules will expand and clarify them — including a strengthened ability for landlords to reclaim a property if they wish to sell or move in, though not within the first 12 months of a tenancy.
The change aligns England with Scotland, which abolished no-fault evictions in 2017, and moves ahead of Wales and Northern Ireland, where similar procedures still exist.
2. Fixed-Term Contracts to End: A Move to Rolling Tenancies
Under the Renters’ Rights Act, all new and existing tenancies will convert into periodic (rolling) contracts. This means:
No more fixed 12 or 24-month agreements
Tenants can give two months’ notice at any time
Landlords cannot remove tenants without a qualifying reason
The government argues this system improves fairness and flexibility, particularly for renters living in unsafe or poorly maintained homes.
Why fixed terms are being abolished
The government’s reasoning is that fixed-term contracts:
Trap tenants into paying for substandard housing
Allow landlords to delay repairs until after renewal
Give landlords the ability to issue Section 21 notices immediately after a tenancy ends
Exacerbate homelessness risk for tenants with limited options
A rolling tenancy model is already widely used in other European countries and gives tenants greater stability while still allowing landlords to reclaim their property under legitimate circumstances.
3. Tenant Voices: The Human Cost of No-Fault Eviction
The reforms follow years of campaigning by tenants’ groups and charities, who argue that Section 21 has fuelled homelessness and left families vulnerable to retaliatory evictions.
Case study: Victoria
Victoria, 25, received a Section 21 notice while studying at the University of Northumbria. She had previously raised concerns about the condition of her Durham rental property.
Her studies were disrupted, and she was forced to move back in with her parents.
“I ended up having no choice but to move back in with my parents and I was devastated.”
Case study: Kerrie
Kerrie, 27, reported severe mould in her Cambridgeshire flat. Her landlord continued charging full rent even as she was placed in temporary accommodation.
Shortly after returning to the property, she received a Section 21 notice and became homeless.
“Your whole safety net and foundation can be pulled away on a whim of the landlord.”
Kerrie slept on buses, in public toilets and used her gym for showers.
Stories like these strengthened political pressure to abolish no-fault eviction altogether.
According to official figures, 11,000 households had their homes repossessed by bailiffs following Section 21 evictions in the 12 months to June 2025.
4. Landlord Concerns: A “Six-Month Fire Sale”?
Not everyone is welcoming the reforms. Landlord groups warn the transition period could result in a sudden spike in evictions and property sales as owners exit the market before the ban begins.
Shadow Housing Secretary James Cleverly
Cleverly called the reforms:
“A six-month fire sale with tenants forced out at short notice.”
He argues the changes will drive landlords from the market, reduce rental supply and push rents higher.
NRLA (National Residential Landlords Association)
Chief executive Ben Beadle says the May 2026 deadline is not long enough:
“Landlords need at least six months from publication of regulations to prepare for the biggest changes in 40 years.”
Concerns include:
Fear of being unable to remove problem tenants
Increased legal obligations
Longer court delays before eviction
Risk of antisocial behaviour cases being harder to manage
Worries about reduced profitability
Some landlords report planning to sell properties before the reforms take effect.
5. Will Court Delays Undermine the New System?
A central criticism of the reforms is the planned reliance on the court system for resolving eviction disputes. At present, the courts are dealing with:
long backlogs
delays of 6–12 months in some counties
limited specialist housing court capacity
Many landlords argue that without parallel investment in the courts, the reforms will be unworkable.
Housing Secretary Steve Reed
Reed acknowledged the concern and said he is working with the Ministry of Justice to ensure there are “not undue delays”.
Landlords say delays could:
make it harder to deal with antisocial tenants
slow down property sales
encourage some landlords to quit the market
reduce confidence in the reformed system
A potential expansion of specialist housing courts has been suggested, but no details have yet been confirmed.
6. Additional Reforms: Pets, Bidding Wars & Anti-Discrimination Rules
The Renters' Rights Act includes several other major reforms, each designed to increase fairness and transparency.
(1) Ban on bidding wars
Landlords and agents will no longer be able to invite or encourage tenants to outbid each other — a practice that has become increasingly common in competitive areas such as London.
(2) Clearer rules on pets
Tenants gain the legal right to request a pet, and landlords cannot unreasonably refuse.
Landlords may require pet insurance or a pet deposit, but the rules must be fair, consistent and clearly communicated.
(3) Anti-discrimination protections
Landlords will be prohibited from discriminating against:
Families with children
Tenants receiving benefits (DSS)
Single parents
Vulnerable renters
This aims to close longstanding loopholes that leave many renters locked out of the market.
7. Existing Section 21 Notices Will Still Be Valid — With Deadlines
The government confirmed all Section 21 notices served before May 2026 will remain valid.
However, landlords must begin court proceedings by 31 July 2026 or the notice will expire.
This prevents landlords stockpiling eviction notices but ensures a clear window for implementation.
8. Impact on the Housing Market: What to Expect
(1) Short-term market turbulence
A surge in property listings is expected as some landlords exit the sector before the change.
(2) Medium-term rent stabilisation
Once the reforms settle, more predictable tenancy rules may reduce churn and moderate rent increases.
(3) Increased tenant security
Tenants will have more stability and the ability to challenge poor housing conditions without fear of retaliation.
(4) More professionalised landlord sector
Landlords who remain will likely:
adopt more rigorous screening
invest in better property management
maintain properties to higher standards
(5) Pressure on local authorities
Councils may see:
initial increases in homelessness applications
greater demand for support
reduced temporary accommodation capacity
9. Differences Between England, Scotland, Wales & Northern Ireland
The new regime applies only in England.
Scotland
Abolished no-fault evictions in 2017
Introduced open-ended tenancies
Has a specialist Housing Tribunal
Wales
Section 173 notices still exist
Notice periods extended to six months
Reforms introduced under Occupation Contracts system
Northern Ireland
No-fault evictions remain
Reform discussions ongoing
England’s model takes inspiration from Scotland but with more gradual implementation.
10. Parachute Law Analysis: A Fairer System, But Challenges Ahead
The end of no-fault evictions is a landmark moment for English housing law. The reforms:
strengthen tenant security
increase transparency
reduce retaliatory eviction
align England with international standards
modernise outdated tenancy structures
However, several practical risks remain:
Court capacity will make or break the reforms
Without investment in processing times, eviction disputes may drag on, undermining the system.
Landlord exit could reduce supply
If enough landlords leave the market, rents could rise further.
Tenants must understand new rights
Rolling tenancies and Section 8 grounds may be unfamiliar and require education.
Landlords must prepare for new compliance duties
Documentation, deposit rules and anti-discrimination laws will require stricter record-keeping.
Letting agents face higher professional obligations
Transparency and fair-dealing obligations will be strengthened under the new rules.
Despite these challenges, the Renters’ Rights Act represents a major step toward a more balanced, modern and accountable private rental sector.
Need Help Understanding How the Reforms Affect You?
At Parachute Law, we advise:
Tenants seeking to challenge unfair eviction
Landlords navigating the new legal framework
Letting agents managing new compliance duties
Investors assessing rental market risk
Local authorities implementing tenancy reforms
Contact our housing law team today for clear, practical guidance.
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