Eviction Notices Surged 27% Before Section 21 Ended

More than a quarter of tenants were served eviction notices in the month before the Renters' Rights Act came into force. That is the headline finding from property management platform COHO, which analysed 150,000 tenancies to track how landlord behaviour shifted as no-fault evictions approached abolition.

Section 21 was the legal mechanism that allowed landlords to reclaim a property without stating a reason. It was abolished on 1 May 2026. In the final weeks before that date, eviction notice rates peaked at 27.1% of tenancies. That compares to a historical baseline of just 5.7%, according to COHO's analysis published on 16 June 2026.

The Numbers Behind the Rush

The surge did not happen overnight. COHO's analysis shows Section 21-related notices rose above 8% after the initial announcement of reform. They climbed to 11.4% when implementation became certain, before the final spike to 27.1% in the lead-up to the May deadline.

In total, COHO estimates the legislation contributed to 73,900 additional eviction notices being issued since plans to abolish Section 21 were first announced. Close to 20,000 of those were issued in the final month alone.

Vann Vogstad, Chief Executive and Co-founder of COHO, was clear that this was not arbitrary behaviour. "What we're seeing isn't landlords evicting for the sake of evicting; it's landlords responding to a shift in risk," Vogstad said. Without Section 21, resolving serious rent arrears or anti-social behaviour disputes can take months through the courts.

What This Means for Landlords and Tenants

For landlords, the data reflects a straightforward calculation. Section 21 had acted as a backstop - a final option when a tenancy broke down badly. Some used it only in emergencies; others used it to support struggling tenants through difficult patches, knowing they retained a last resort. That backstop is gone.

Vogstad put it plainly: "Landlords aren't looking for perfect tenants; they're looking for tenants who can pay the rent and live without causing issues. Removing that option has understandably changed behaviours."

For tenants, the Renters' Rights Act delivers real security of tenure in England. No landlord can now end a tenancy simply because they want the property back - they must prove a legal ground for possession under the Act. That is a meaningful protection. The trade-off, which COHO's data flags, is a likely shift towards more cautious tenant selection. Landlords who once gave tenants with imperfect credit histories the benefit of the doubt may now be less willing to take that risk. If you are managing a portfolio and want to think through your buy-to-let investment strategy in this new environment, that context matters.

The adjustment period is real, and the data suggests it is still playing out. Getting the right systems in place for tenancy management and portfolio operations is no longer optional - it is the baseline for operating in the post-Section 21 market. You can also stress-test your rental yield assumptions to understand how longer void periods or slower lets might affect returns as landlords become more selective.

What the Data Means Going Forward

The surge was concentrated but the effects are not. COHO's data points to a rental market that is still adjusting to the new legal environment. Void periods - the time a property sits empty between tenancies - could lengthen if tenant selection becomes more rigorous. That matters for yield calculations and cashflow planning.

For tenants currently holding a valid tenancy, the Act provides meaningful protection. Landlords cannot serve a no-fault notice; they must prove a legal ground under Section 8. The most common grounds remain rent arrears (at least two months' unpaid rent) and breach of tenancy conditions. Court processes under Section 8 have historically taken months. Landlords operating in the post-Section 21 market need efficient tenancy management processes and clear documentation from the start of each tenancy.

The COHO data covers England. Scotland operates under a different system (no equivalent Section 21 has applied since 2017). Wales and Northern Ireland have separate frameworks - always confirm which jurisdiction's rules apply to your portfolio.

Key Takeaways

27.1% of tenancies were served eviction notices in the final weeks before Section 21 was abolished on 1 May 2026 under the Renters' Rights Act (Renters' Rights Act 2024), versus a historical rate of 5.7% (COHO, June 2026).

For tenants in England, no-fault evictions are now gone - landlords must cite a legal ground to end a tenancy.

You may wish to review your tenant vetting process and tenancy management systems to reflect the changed risk profile under the new rules.