London — Landlords across England are issuing a wave of Section 21 “no-fault” eviction notices ahead of the ban on their use on 1 May, with tenants reporting sudden removals and soaring anxiety as the law’s implementation approaches.
According to a report by The i Paper, renters from Cumbria to London say they are being “chucked out like an old sofa” as property owners both private individuals and large corporate landlords rush to clear out existing tenants before the Renters’ Rights Act takes effect.
The incoming legislation, introduced by the Labour government, will abolish Section 21 evictions and prevent landlords from removing tenants without proving a legal reason, such as rent arrears or anti-social behaviour.
Landlords in ‘Last-Minute Panic’ Before Rule Changes
Tenant advocates and housing experts say the current spike in eviction notices appears driven by a last-minute panic among landlords concerned about stricter regulation and a reduced ability to raise rents.
Some landlords have issued notices explicitly to replace tenants with what they describe as “better” ones, while others appear to be preparing to increase rents before the new law introduces protections allowing tenants to challenge excessive hikes.
Paul Shamplina, founder of Landlord Action, told The i Paper that landlords were rushing to use Section 21 while they still can.
“Some have troublesome tenants — so they are using notices while they still can,” he said. “Others are looking to increase rent, because they know things are going to be more difficult financially going forward.”
Wendy Whittaker-Large, who operates HMOs and runs the HMO Action Group, said some property owners are using Section 21 notices to secure a “better tenant.”
“Why would you want to keep a bad tenant when it’ll soon be even harder to evict them?” she said.
Tenants Describe Devastation and Fear of Homelessness
Many tenants say they were shocked by the short notice and the absence of alternatives.
Marcus Katz, 61, from Applethwaite in Cumbria, received his Section 21 notice in January with just two months to leave.
“I just didn’t expect to be facing homelessness at my age,” he said. “It’s devastating to be moving in such a panicked way.”
He described the Lake District rental market as nearly impossible to enter due to the dominance of short-term holiday lets and extreme competition for the few long-term rentals available.
Another tenant, David, 48, from Norwich, received his notice after raising repair issues with his landlord sparking concerns about continued retaliatory evictions in the weeks before the ban takes effect.
“To be chucked out like an old sofa it’s caused a lot of stress,” he said. “It’s very cynical to use this now, knowing it’ll be illegal in May.”
Corporate Landlord Accused of Mass Evictions Across London
In London, corporate landlord Criterion Capital is facing allegations of issuing dozens of Section 21 notices across three developments Britannia Point in Colliers Wood, Emerald House in New Malden, and Delta Point in Croydon.
Labour councillor Stuart Neaverson described the situation as “horrendous.”
Andreas, a resident of Britannia Point, said the notices feel deeply unjust.
“You try to be a good tenant and you haven’t done anything wrong so it feels unfair and confusing,” he said.
Fellow resident Clare said the timing was “galling” and was “turning lives upside down.”
Criterion Capital has denied allegations of mass evictions, saying fewer than 5% of its tenants received notices and describing the claims as “politically motivated.”
Shift Toward Asylum and Homelessness Contracts
Housing experts say some landlords are evicting existing tenants in order to hand their properties to councils or government-backed contracts for housing asylum seekers or people in temporary accommodation arrangements that offer guaranteed payments and reduced administrative burden.
Shamplina said landlords are attracted to these contracts because councils handle “compliance, void periods and tenant management.”
Are Evictions Actually Rising? Data Shows Mixed Picture
Despite widespread reports from renters, official data from the Ministry of Justice shows only a modest increase in landlord repossessions via Section 21 in 2025 compared with the previous year.
11,718 evictions in 2025
11,574 evictions in 2024
Campaign group Generation Rent notes that initial claims and court orders slightly decreased last year, indicating that Section 21 usage remains broadly consistent with no conclusive evidence of a national surge in eviction proceedings.
However, Generation Rent’s head of campaigns, Nye Jones, said the timing of current evictions is “deeply cynical” and is “causing upheaval” for thousands of renters in the weeks before the ban takes effect.
Government Response: ‘Thousands Pushed Toward Homelessness Every Year’
A spokesperson for the UK Government said Section 21 has been a major driver of homelessness in England.
“That’s why in just a few weeks the ground-breaking Renters’ Rights Act will put a stop to that,” the spokesperson said.
The spokesperson added that landlords will still retain “clearer grounds to regain possession where needed,” including where they intend to sell the property, where rent arrears have accumulated, or where anti-social behaviour has occurred.
The surge in Section 21 notices in England mirrors pressures already visible in Ireland’s rental market, where the Residential Tenancies Act 2026 came into force on 1 March — and where the RTB has been investigating eviction notices served on dozens of households in the days before the new rules took effect. In Limerick, twenty families received eviction notices just days before the new legislation came into force, in circumstances strikingly similar to those now being reported across England.
For the latest on the UK housing crisis, Ireland’s rental market and landlord and tenant rights, visit M10News.com.
This is a developing story. Updates will follow as more facts are confirmed.
