There has been a sharp rise in eviction notices as landlords race to act before Section 21 is abolished.
Tenant eviction specialists Landlord Action report their busiest month in more than two years, with landlord instructions to serve notices up 62% year-on-year in September 2025.
Landlord Action says it has recorded significant growth in both Section 21 notices and combined Section 21 and Section 8 instructions as landlords sought clarity and control ahead of the upcoming reforms.
Paul Shamplina, founder of Landlord Action, believes the increase reflects both landlords’ uncertainty about the new legal landscape and a desire to act before the new regime reshapes the possession process.
“It’s no surprise we had such a busy September,” said Shamplina. “Landlords have known the abolition of Section 21 was coming for years, but now that implementation is certain, many have been taking action to regain control before the new regime takes effect. For some, that means serving notice on properties they want to sell, or where there are arrears or ongoing issues, while they still can.”
The Renters’ Rights Act represents the most significant shift in private renting for a generation. The legislation will abolish Section 21 and overhaul the possession process under Section 8, introducing longer notice periods, new restrictions on re-letting, and mandatory compliance for all landlords.
Landlords will also face new information requirements in 2026, including providing tenants with a government-issued information sheet or updated written terms, depending on the tenancy. This is another area where preparation will be essential.
Shamplina continued: “For more than 35 years, Section 21 gave landlords a straightforward route to regain possession when they needed to sell, move back in, or end a tenancy that was not working out. From 1st May 2026, new tenancies will come under the reformed Section 8 system, and the use of Section 21 will begin to phase out as existing tenancies transition. This is a monumental change and landlords are understandably nervous.
He also points to broader market pressures, with more landlords deciding to sell or reduce their portfolios as regulation tightens and mortgage costs remain high. “We are seeing more landlords re-evaluating their position,” he says. “For some, these changes are the final push to exit the sector altogether, especially where yields have been squeezed.”
Shamplina is among those in the industry that has long called for improvements to the court process and believes the current system is nowhere near ready for the transition away from Section 21.
The Ministry of Justice’s Q3 landlord possession statistics released last week reflect this. The average time from claim to repossession has now risen to 27.4 weeks, up from 24.4 weeks last year, highlighting the continuing strain on the courts.
Accelerated possession claims (section 21) continue to make up a substantial share of all landlord actions. Several London boroughs also recorded the highest claim and repossession rates in the country, with Barking and Dagenham topping the list for possession claims.
“I have said for years that the court system is in desperate need of investment,” he explained. “We have had promises from both governments, but little has actually changed. In hindsight, if the idea of dedicated Housing Courts had been followed through back in 2020, and if Covid had not derailed everything, we would be in a much stronger position now. Confidence in the court system is at an all-time low, and that is a real concern as we transition away from Section 21.”
Landlord Action expects this surge in instructions to continue in the next six months, as landlords seek advice and clarity ahead of the full implementation of the new law. The firm had always anticipated a rise in instructions as the legislation neared, but expects activity to stabilise and settle into a new norm once the new timeframes and processes are confirmed and fully in place.
Despite the uncertainty, Shamplina insists there is still room for optimism.
“Landlords who act professionally and keep their compliance and paperwork watertight will still be able to recover possession when they need to,” he added. “This is a big adjustment, but it certainly does not have to be a crisis. The key now is preparation, understanding, and adapting to the new rules before they come into force.”
