No-Fault Evictions: What Changes for Landlords in May 2026

In Q2 2025, there were 22,364 landlord possession claims across England and Wales, but only 6,709 ended in a bailiff repossession that quarter. Now, with further changes to no-fault evictions arriving with the impending Renters’ Rights Bill, many landlords are understandably worried about what’s to come. 

However, there are things landlords can do to prepare for the Bill and the changes it brings, and knowledge they can arm themselves with to keep their rental operations in good standing. 

Scroll on for a breakdown of no-fault evictions, Section 21, the Renters’ Rights Bill, and how landlords can prepare for the changes on the horizon. 

What is a No-Fault Eviction?

A no-fault eviction refers to the use of a Section 21 notice to terminate an assured shorthold tenancy without providing a reason. You must still follow the formal process and, if the tenant does not leave, obtain a possession order and then a warrant for bailiffs. 

No Fault Evictions in 2025: Where Things Stand

The government’s guide to the Renters’ Reform Bill states clearly that Section 21 will be abolished and replaced by strengthened Section 8 grounds. 

The parliamentary tracker and independent explainers indicate Royal Assent looks likely in autumn 2025, followed by commencement in 2026. In other words, you can still use Section 21 today, but you should plan for a world without it.

Related: How To Prepare for The Abolition of Section 21

When and How Should a Section 21 be Issued?

So, as it stands, when and how should a Section 21 be issued? 

You can think of Section 21 as paperwork that has to be squeaky clean. Judges are not interested in why you want the place back. They are interested in whether you followed the rules to the letter. 

Step 1: Prepare the right documents‍

Before serving a Section 21, make sure:

• You’re using the correct form.
• You’ve attached all relevant evidence.
• The tenant has received the following three key documents:
  1. Gas safety certificate,
  2. Up-to-date Energy Performance Certificate (EPC)
  3. Current How to Rent guide

Important: If the tenant has reported repairs to the council and an improvement notice is in place, a retaliatory eviction ban may apply. This bar lasts for 6 months after an improvement or emergency remedial action notice. Always fix issues first and keep evidence of your work.

Step 2: Serve the Section 21 and maintain order‍

Once a valid Section 21 is served for a no-fault eviction, your focus should be on keeping everything tidy and predictable:

• Courts care about clean paperwork and sensible timelines.
• If the tenant leaves on time, great. If not, follow the proper sequence and avoid any behavior that could be seen as harassment.

In practice, you will do three things.

In practice, you will:

1. Wait out the notice period
   • Keep communication open.
   • A polite email a week before the deadline, recapping dates and checkout steps, can prevent last-minute confusion.
2. Apply for a possession order if needed
   • Most landlords use the accelerated route for Section 21, as no rent claim is attached—it’s primarily a document check. It's worth noting, even the accelerated process isn’t fast. In Q2 2025, the Ministry of Justice reported a median of 27.9 weeks from claim to repossession.‍
3. Book enforcement if necessary‍
   
   • Only after possession is granted and the tenant still hasn’t left.
     
   • Keep a professional tone and record every step you take.

Related: Landlord Responsibilities and Legal Obligations: The Checklist

Future-Proofing for Life After No-Fault Evictions

Section 21 is on borrowed time. When it goes, everything leans on Section 8, which means reasons and proof. 

That’s why it’s prudent to start running your portfolio as if Section 21 had already gone. Keep one clean pack per tenancy with certificates, licences, How to Rent, inspection notes, and repair logs. Track rent and arrears conversations so you can show a clear timeline. Standardise how you serve documents so you can explain them without thinking.

Landlord Studio makes this painless. Store certificates against the property and tenancy details, automate communications with customisable templates, automate rent tracking, and export everything when you need it. It can help you reduce the chances of invalid Section 21s now and sets you up for stronger Section 8 cases later.

You can try it free today to centralise documents, track rent effortlessly, and get ready for legislative changes like the Renters’ Rights Bill and Making Tax Digital.

What the Renters’ Rights Bill Means for No-Fault Evictions

So, how will the impending Renters’ Rights Bill affect no-fault evictions? 

Basically, when the Bill kicks in no-fault evictions under Section 21 disappear entirely. Every tenancy becomes periodic by default, and if you want possession, you will rely on Section 8 grounds with evidence to match. 

What replaces no-fault evictions? Once the new system starts, existing ASTS convert to periodic assured tenancies. That means all exits will have to flow through Section 8, and the court will want to see why you need the property back, not just that you gave notice. 

The main impact this will have immediately is clearer routes for selling or moving back in, tighter drafting around anti-social behaviour, and firmer arrears thresholds. 

Perhaps the most important question is what this means for landlords today. If you are sitting on a potential no-fault eviction, you can still use Section 21 while it exists, but start behaving now as if you will need a Section 8 tomorrow. 

This means you need to be even more diligent than you would usually be. Record any rent arrears accurately with dates and communications. Make sure all repairs are logged and recorded clearly. If you’re thinking about selling in 2026, start putting together the proof you will need to show genuine intent, not a vague plan.

The impending bill is also affecting the market mood. Trade press and mainstream coverage both point out that policy changes have some landlords exiting, which will tighten the supply of lets, potentially affecting pricing. 

Other Parts of the Renters’ Rights Bill Landlords Should Plan For

The Renters’ Rights Bill isn’t just about no-fault eviction. It brings several changes which will directly impact the day-to-day management of rental properties, and frankly, tip the scales in favour of tenants over landlords

Here are the parts of the bill that are most likely to affect your operations. 

Pets by default, with a safety net

Tenants will now get a formal right to request a pet, and landlords must not unreasonably refuse. 

Rent increase rules

Rent rises will be limited to once per year, with a longer notice period and a clearer challenge route. That means cleaner Section 13 processes and fewer casual mid-year tweaks. 

Landlord redress and the Property Portal

Membership of a landlord redress scheme becomes compulsory, and the new PRS portal puts core facts about your let into one place. In practice, it means tidier records and faster complaint resolution. If you already keep documents centralised, this will be painless.

Decent Homes Standard for the PRS

The decent homes tests extend into the private sector. Damp, mould, and basic hazards move higher up the agenda, with firmer expectations on response times. 

Limits on upfront rent and related charges

Expect tighter rules around large upfront payments and some related guarantor practices.

Related: The Renters' Rights Bill: It’s Worse Than We Thought

Looking Forwards

Ultimately, whether you decide to stay in the rental sector or sell up, keeping your compliance and records watertight will make your life easier under the new rules. 

If you are staying, build the evidence habits now so you are not scrambling when no-fault evictions finally go.

And if you want help getting there, Landlord Studio keeps a clean dossier for every tenancy, from certificates to rent logs, so when Section 21 goes, you already look like a Section 8 pro.