The number of Section 21 eviction claims (no-fault eviction notices) fell to 28,112 in 2025, the lowest figure since 2022, according to government data. The final quarter saw even sharper declines. The shift reflects both a shrinking buy-to-let market and landlords preparing for the imminent ban under the Renters' Rights Act in England.

The message is clear: the rental market is adjusting ahead of May 1, 2026, when Section 21 evictions will no longer be available as an enforcement tool.

The Numbers Behind the Trend

Q4 2025 recorded just 6,367 Section 21 claims, matching the lowest quarterly rate since late 2022 (Government Possession Statistics, March 2026). Over the same period, homelessness cases linked to Section 21 notices dropped 18.6% in July-September 2025 compared to the same quarter in 2024 (Statutory Homelessness Data, Q3 2025).

The National Residential Landlords Association (NRLA) notes that these figures contradict earlier warnings that the Renters' Rights Act would trigger disputes and litigation. "There is little evidence to support those claims," according to the NRLA's analysis of the data. Instead, the market appears to be moving toward compliance and proactive management rather than confrontation.

What Changes on May 1, 2026

The Renters' Rights Act in England takes effect on May 1, 2026. From that date, Section 21 notices will no longer be valid. Landlords will rely on fault-based grounds only (breaking tenancy terms, non-payment, breach of lease conditions).

This is not a minor procedural change. It redefines the landlord-tenant relationship from one where you could end a tenancy at will (with notice) to one where you must have a legal ground to regain possession.

The government has published guidance on tenancy information requirements. New disclosure obligations take effect alongside the Act. These are statutory requirements under the Renters' Rights Act 2025.

What You Must Do Now

Review your current portfolio. Audit your lease clauses to ensure they include grounds that comply with the new fault-based system. Familiarise yourself with what constitutes a valid ground for possession under the Act.

Speak to your solicitor or letting agent about the new requirements under the Renters' Rights Act. These apply to all tenancies, including existing ones. The government's guidance is explicit: compliance is required.

Consider whether your current investment strategy requires adjustment. With Section 21 removed, the exit cost for underperforming tenancies increases. Ben Beadle, NRLA chief executive, has urged landlords to "work with tenants now to ensure smooth implementation of the new system." That is good practice and sound risk management.

The declining Section 21 figures suggest many landlords are already making these adjustments. Whether that reflects pragmatism or merely a shrinking buy-to-let sector remains to be seen. What is certain is that May 1, 2026 is a hard deadline. Preparation now avoids crises later.