On 13 November 2025, the UK Government confirmed that “no-fault” evictions will be abolished in England as part of the landmark Renters’ Rights Act 2025. In this Keynote, Property Litigation partner Ed John, Senior Associate Robert Mackay, and Paralegal Adam Webb explain the upcoming changes to possession procedures, timelines, and practical steps for landlords, tenants, and the wider property industry.
What is a “no-fault” eviction and why is it ending?
A “no-fault” eviction refers to the process under Section 21 of the Housing Act 1988, which allows landlords to terminate an assured shorthold tenancy (AST) without citing any breach or reason, provided at least two months’ notice is given. This system has put thousands of households at risk of homelessness each year, who could currently be asked to leave their homes with no fault on their part. By banning no-fault evictions, the Government aims to provide greater security for the approximately 11 million renters in England, ensuring that rental properties are treated as homes rather than just investments. This reform is part of the new Renters’ Rights Act, described by Ministers as “the biggest increase to tenants’ rights in a generation”.
When do the reforms take effect?
Section 21 “no-fault” evictions will be abolished in England from 1 May 2026.
Until that date, the current rules remain in place. Landlords can still serve Section 21 notices and tenants can be lawfully evicted without fault up to April 2026. Any Section 21 notice served before 1 May 2026 can proceed through the courts, provided the case is started by 31 July 2026. After that, no new no-fault cases will be permitted. This lead-in period gives landlords and letting agents time to prepare for the changes.
Will landlords still be able to evict tenants after no-fault evictions are abolished?
Yes – but once Section 21 is abolished, landlords will need a valid legal ground to evict a tenant. Landlords’ right to evict will be limited to specific scenarios, such as necessity or tenant wrongdoing. The aim is to balance tenant security with landlords’ legitimate rights of repossession. The Renters’ Rights Act is strengthening the alternative eviction process (under Section 8 of the Housing Act) by making sure there are robust, fair grounds available to landlords. Some grounds for possession will not require tenant fault. For example, landlords can regain possession if they need to sell the property or move in themselves. “Fault” grounds, such as serious rent arrears or anti-social behaviour, will also remain.
How long will possession proceedings take under the new legal framework?
Under court rules, the hearing date for a possession claim is to be not less than 28 days from the date of issue of the claim form. However, in practice some courts are taking months to issue claims and then list them for a hearing several months later. The Government proposes extra funding for courts and a new digital system to streamline possession cases. However, there is a risk that Section 21 notices served close to 1 May 2026 may not be processed by the 31 July 2026 deadline. It is not yet clear whether the court will allow Section 21 claims to be continued in circumstances where the claim is filed in time but the deadline is missed due to procedural delays. If in doubt, landlords should ensure that the notice is prepared and served in good time prior to the deadline.
Is there any official guidance on the new law?
The Government says it will provide clear guidance and improve the court processes for evictions based on the new grounds. Landlords should ensure they understand the acceptable grounds and be prepared to provide evidence for them if they do need to evict a tenant after 1 May 2026.
What should tenants do now?
In the immediate term, tenants should keep in mind that these changes are not in force until 1 May 2026. Section 21 notices served before then are still legally effective, even if the possession hearing takes place on or shortly after 1 May 2026. Once the changes have taken effect, tenants will enjoy greater security and stability in their homes. Tenants should be aware of their rights and seek guidance as the implementation date approaches.
What should landlords do now?
Landlords should familiarise themselves with the revised Section 8 grounds for possession, including the new “no fault” grounds for selling the property or moving in, alongside the tightened rules for rent arrears and anti-social behaviour. Landlords should understand which possession grounds are mandatory and which are discretionary, and the evidence required for each. Landlords should be ready to serve the correct notices and to provide robust supporting evidence for any possession claim following the 1 May 2026 deadline for the existing no-fault regime.
For a detailed overview of the wider regulatory and tenant-focused reforms introduced by the Renters’ Rights Act 2025 – including rent caps, advance rent limits, anti-discrimination rules, pet rights, and improved housing standards – see our companion article authored by Ed John, Robert Mackay, and Adam Webb here.
If you have any questions or concerns about the new rental reforms, whether as a landlord or as a tenant, please contact Property Litigation partner Ed John, Senior Associate Robert Mackay, or Paralegal Adam Webb.