New data indicates a substantial surge in eviction notices served to tenants in the lead-up to the abolition of Section 21 'no-fault' evictions. Analysis of 150,000 tenancies by property management software provider COHO reveals that nearly one in four tenants received a notice in the month before the reforms came into force on 1st May 2026. This figure marks a significant increase from historic levels, reflecting a shift in landlord behaviour as the regulatory landscape changed.
The proportion of tenancies affected by notices reached 27.1% immediately prior to the legislation's implementation, a stark contrast to the historical average of 5.7%. COHO's research estimates that approximately 73,900 additional tenancy notices were issued since plans for the Renters' Rights Act were first announced in 2023. Of these, almost 20,000 were served in the final month alone, highlighting a concentrated period of activity by landlords.
While the figures show a sharp rise, COHO suggests this should not be viewed simply as a wave of arbitrary landlord-led evictions. Instead, the data indicates that many landlords were responding to the evolving legal framework. Notice levels initially rose to over 8% after the Renters' Rights Act was first proposed, then stabilised. Following the general election and increased certainty that the legislation would proceed, this figure climbed to 11.4% of tenancies, peaking further after the Act received Royal Assent.
Vann Vogstad, CEO and co-founder of COHO, commented on the findings, explaining that Section 21 previously offered landlords a 'safety net'. He stated that it allowed them to work with tenants through issues like arrears, knowing there was a final recourse if problems persisted. The removal of this option has, he believes, understandably altered behaviours. Vogstad emphasised that landlords are not seeking empty properties, as rental income is crucial for their investment's viability, but are instead reacting to a heightened risk environment.
The abolition of Section 21 means that landlords must now provide a specific, legally valid reason to evict a tenant, such as significant rent arrears or breach of tenancy agreement. This process can be lengthy and complex, particularly in cases of severe arrears or anti-social behaviour. The new legislation aims to provide greater security for tenants, preventing evictions without cause, but has also prompted landlords to reassess their approach to tenancy management.
Ultimately, the changes are expected to make landlords more cautious and selective when choosing tenants. This shift could have broader implications across the rental market, potentially affecting the availability and accessibility of rental properties, particularly for those with less stable financial situations or a history of minor tenancy issues. The long-term effects on rent prices and the overall supply of rental housing remain to be seen.