England will ban landlords from evicting tenants without justification starting 1st May 2026. The move marks the most significant overhaul of rental housing regulations in three decades and affects over eleven million people.
The Renters’ Rights Act, formally approved in late October, eliminates so-called section 21 evictions that previously allowed property owners to remove tenants without providing a reason. Between 2021 and 2023, approximately 4.4 million English households rented privately, with bailiffs repossessing over 11,000 homes through section 21 orders in the year ending June.
Additional reforms include abolishing fixed-term contracts in favour of rolling agreements, banning rental bidding wars, ending discrimination against benefit recipients and parents, and establishing clearer pet ownership procedures.
The Housing Secretary emphasised targeting “rogue landlords” while calling on responsible property owners to prepare. The countdown has begun, he notes, for implementing protections that were long overdue.
Tenant empowerment
Under a rolling tenancy, renters can exit arrangements with two months’ notice, preventing them from remaining trapped in substandard conditions. Landlords will be forbidden from retaliating against tenants who report poor property maintenance.
Victoria, a student, exemplifies why reform matters. After complaining about property conditions in Durham while attending University of Northumbria, she received a section 21 notice in March, forcing her to suspend her studies and return to her parents’ home—a devastating setback.
Kerrie, from Cambridgeshire, faced even harsher circumstances. After reporting severe mould to environmental health in 2020, her landlord continued charging full rent while she stayed in temporary accommodation during remediation. Weeks after returning, she received an eviction notice, that resulted in her becoming homeless. She survived by napping in public restrooms, sleeping on extended bus routes, and showering at her gym.
“Your entire foundation can vanish on a landlord’s whim,” Kerrie reflected, highlighting the vulnerability of many tenants.
Recently, ten Hackney households sharing the same landlord simultaneously received unexplained section 21 notices. One anonymous tenant described panic, recalling how finding a new home required three to four months of searching.
Landlord concerns
Property owners have expressed anxiety over the time taken to implement the changes and their practical consequences. Ben Beadle, chief executive of the National Residential Landlords Association, argues that landlords require at least six months following the publication of new regulations to prepare for changes that are unprecedented in four decades.
Maureen Treadwell, whose family operates ten Hampshire rental properties, criticises what she perceives as “anti-landlord” legislation. She worries about severe penalties for minor administrative errors and fears an inadequate court system reforms will delay the eviction of problematic tenants—potentially requiring year-long battles to reclaim properties.
Shadow Housing Secretary, Sir James Cleverly, warns that reforms could trigger a landlord exodus from the market, reducing supply and further inflating rents. He predicts a six-month “fire sale” beginning in May 2026, with tenants facing short-notice displacement.
Balanced protections
The government maintains that landlords retain the right to evict over grounds that include property damage, antisocial behaviour, and substantial rent arrears. After the first year, owners can evict if they want to sell or personally occupy the property.
The Housing Secretary confirmed collaboration with the Ministry of Justice to prevent court delays when landlords pursue justified evictions against misbehaving tenants.
Section 21 notices issued before May remain valid, though landlords must initiate court proceedings by 31st July 2026.
Organisations working on behalf of renters, including Shelter, Generation Rent, and Citizens Advice, have welcomed the reforms. Shelter described no-fault evictions as a gross injustice behind record homelessness levels.
Regional variations
Scotland eliminated no-fault evictions in 2017, while Wales extended notice periods to six months in 2022 but maintains similar provisions. Northern Ireland continues operating under section 21-style regulations.
The legislation represents a watershed moment for English renters, fundamentally promising to rebalance the dynamic between tenants and landlords after decades of insecurity had defined the private rental sector.