Nearly one in three tenant enquiries to the renters' union Acorn in January 2026 involved Section 21 eviction notices - up from one in five in October 2025. Charities across England are reporting a sharp spike in no-fault possession attempts. The Renters' Rights Act bans the practice entirely from 1 May 2026.

What the Data Shows

The jump in Section 21 activity - from 20% to nearly 33% of Acorn member cases in three months - is not accidental (Property Industry Eye, 9 April 2026). "This isn't a coincidence. Landlords are clearly rushing to force through last-minute evictions before the ban comes into force," an Acorn spokesperson told The Guardian.

Hugh Wilkinson, head of housing at the Central England Law Centre, said his team has seen a rise in cases in Coventry and Birmingham, often involving long-term tenants caught off guard. "It can be quite upsetting for people," he said. "To think that they've been there for a long time and that the length of time doesn't make any difference."

The National Residential Landlords Association (NRLA) offered a different reading. Meera Chindooroy, the NRLA's deputy director for campaigns, said landlords are reviewing current tenancies and considering "whether they have concerns about any risks - rent arrears, for example, or issues with antisocial behaviour." That framing reflects a legitimate landlord position. But the volume of notices tells its own story.

The Deadline Landlords Cannot Miss

Section 21 notices must be served no later than 30 April 2026 - today - to fall within the existing rules under the Renters' Rights Act. Crucially, that deadline is not just about getting a notice in the post.

Paul Rooke, a litigation and property dispute specialist at Mayo Wynne Baxter, warns that all pre-conditions must already be satisfied before you serve. That means correct deposit protection, prescribed information served on the tenant, relevant property certificates, and the government's How to Rent guide issued at the start of the tenancy.

"Leaving service until the last moment risks challenge and could render the notice ineffective," Rooke said. Proceedings started before 1 May 2026 will be allowed to continue under existing rules. But the window is now closed.

What Changes From May

From 1 May 2026, Section 21 (no-fault eviction, where a landlord can reclaim a property without stating a reason) is abolished in England under the Renters' Rights Act. Possession will only be possible through the revised Section 8 grounds - documented reasons such as rent arrears, tenant breach, or the landlord needing the property for personal use or sale.

For landlords managing active tenancies, that means record-keeping becomes more important than ever. Rooke advises planning ahead for possession scenarios "involving sale or owner-occupation" and getting familiar with the new Section 8 grounds before they become the only route available.

From a lettings management standpoint, this also shifts the relationship dynamic. Tenants with full security from 1 May know they cannot be evicted without grounds. Void risk may fall slightly in areas where good tenants are hard to find. But compliance requirements on your side go up. Know your deposit protection status, keep arrears records current, and document any issues as they arise.