Landlords are rushing to evict tenants ahead of the Renters' Rights Act, which comes into force on May 1, 2026. The new law will ban no-fault evictions, but some landlords are issuing notices just before the deadline.
Tenant Evicted Despite Year-Long Contract
Harris, a 26-year-old film and TV worker, was given two months' notice from his London flat, even though he had signed a year-long contract. He and his three flatmates in Lewisham were told the landlord wanted to 'take the property back.' Harris believes the eviction was timed to avoid the new rules. 'This was a pretty blatant opportunity to get us out before May 1 while avoiding any loss of money,' he said.
Widespread Pre-Act Evictions
Data from SpareRoom shows that 11% of tenants in England have been evicted or received notice since the Act received Royal Assent. In London, the figure is 12%. Chelsea Phillips from ACORN said, 'Since the ban on no-fault evictions was first promised in 2019, more than 114,000 Section 21 court claims have been issued.'
What the Renters' Rights Act Changes
The Act, passed on October 27, 2025, introduces several key reforms:
- Limits rent increases to once a year, in line with market rates
- Ends Section 21 'no-fault' evictions
- Bans bidding wars among tenants
- Prohibits discrimination against renters on benefits or with children
- Converts fixed-term tenancies into periodic tenancies
- Requires landlords to allow pets unless a valid reason is given
- Caps upfront rent at one month
Landlord Reactions
According to LegalForLandlords, 50% of landlords plan to tighten tenant vetting. Simon Sekhon, CEO, said, 'The issue isn't simply the removal of no-fault evictions, but the perceived loss of certainty over how and when a landlord can regain possession.' After May 1, evictions will only be allowed under specific Section 8 grounds, such as the landlord moving in or selling after 12 months, redevelopment, serious rent arrears, or anti-social behaviour.
Mixed Reactions
While tenant groups celebrate the ban, some argue the law doesn't go far enough. Green MP Carla Denyer called for stronger protections, and party leader Zac Polanski urged rent controls. Harris, now in a new flat and out of pocket, hopes the Act will make it 'a little bit more difficult' for landlords and encourage them to sell, putting more homes on the market.
