The government has confirmed that Section 21 “no-fault” evictions will be abolished from May, marking one of the biggest changes to landlord legislation in a generation. The move forms part of the wider Renters’ Reform Bill and aims to provide greater security for tenants. For landlords, it means understanding new procedures, timelines, and responsibilities to stay compliant.

Here’s what the change means and how you can prepare.

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What is a no-fault eviction?

A Section 21 notice currently allows landlords to regain possession of their property without having to give a reason, provided the correct notice is served. It has long been criticised by tenant groups who argue that it creates insecurity in the rental sector.

From May 2026 , this option will no longer exist.

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When will the ban take effect?

The government has stated that the ban will apply from May 2026, although the exact rollout timetable may still include transitional arrangements.
Existing tenancies will eventually transition into a new framework where landlords can only evict using Section 8, with legally defined grounds such as:

• Rent arrears
• Anti-social behaviour
• Breach of tenancy
• Landlord selling the property
• Landlord or close family moving in

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What does this mean for landlords?

Ending Section 21 does not remove the ability to repossess a property, but it does change how you do it. Key implications include:

1. You will need a valid reason to evict

All future repossessions must fall under Section 8 grounds. These will be strengthened to support landlords who genuinely need the property back.

2. Court reforms are expected

The government has promised an improved court system to prevent long delays in possession claims. This includes digital case management and prioritising serious cases.

3. Stronger enforcement on rogue tenants

The reforms are intended to balance tenant security with better protection for landlords affected by persistent arrears or anti-social behaviour.

4. Tenancy agreements will change

Fixed-term tenancies are expected to move towards more flexible, periodic arrangements.

5. Rent review rules will tighten

Landlords will need to follow stricter processes for increasing rent under the new periodic tenancy structure.

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Financial impact on landlords

Landlords should expect:

• Longer tenant notice periods
• Slower turnaround between tenancies
• Greater importance on tenant referencing
• A need for stronger record-keeping to justify Section 8 claims

For mortgage-heavy portfolios, longer void periods could impact cashflow, making tax planning and contingency budgeting more important than ever.

At Taxes Done Right, we help landlords model tax outcomes, stress-test rental portfolios, and plan for legislative changes like this.

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How landlords can prepare now

✔ Review all tenancy agreements
✔ Ensure compliance with deposit protection, EPC rules, safety certificates
✔ Strengthen tenant referencing processes
✔ Build a contingency fund for longer notice periods
✔ Seek guidance before issuing any eviction notices
✔ Plan tax and cashflow to reflect possible delays in possession

Being proactive now will help you stay compliant and protected when the changes take effect.

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Final thoughts

The end of no-fault evictions is a major shift in the private rental sector. While the aim is to protect tenants, landlords who prepare early, maintain strong documentation, and follow the correct legal routes will still be able to manage their properties effectively.

If you’re unsure how the changes affect your rental business, we can guide you through the tax and financial implications so your portfolio remains strong and profitable.

📞 Call 0161 710 1901
📧 Email Tax@TaxesDoneRight.co.uk
🌐 www.taxesdoneright.co.uk