No-fault evictions banned from May 2026

No-fault evictions will be banned in England from May 1, the government has confirmed, as it sets out the timeline for sweeping reforms for tenants.

The changes also mean the end of fixed-term tenancies, an end to “bidding wars” and clearer rules on pet ownership, as tenants move to so-called “permanent” agreements.

Landlords said the reforms would increase screening of prospective tenants and cited concerns about what happens if tenancies go awry.

Housing Minister Steve Reed said the government was “making time” for “rogue landlords” by introducing a raft of measures in the Tenants’ Bill of Rights.

“We are now a few months away from this law going into effect, so good landlords can prepare and bad landlords can get their act together,” he added.

Shadow housing secretary Sir James Cleverly said the reforms would “drive landlords out of the market, reduce supply and raise prices for tenants”.

“We are prepared for a six-month fire sale with a May 2026 start date, with tenants being evicted at short notice,” he said.

Approximately 4.4 million households in England rented from a private landlord between 2021 and 2023. The new rules will affect more than 11 million people.

The Tenants’ Rights Bill, described as the biggest change to renting in the UK in more than 30 years, was officially approved at the end of October.

While many tenants have welcomed the introduction of the timetable, some landlords have expressed concerns about the pace of the changes.

Ben Beadle, chief executive of the National Residential Landlords Association, said the time given to implement the changes alone was “not enough”.

He added: “We have consistently argued that landlords and property businesses need at least six months from the publication of the regulations to ensure they are properly prepared for the biggest changes the industry has faced in over 40 years.”

From May, properties will be let on a “periodic” or permanent basis rather than a fixed 12 or 24 month contract.

Tenants who want to leave can give two months’ notice; The government says this will prevent tenants from paying rent for substandard properties.

Landlords will no longer be able to evict tenants who complain about poor conditions.

More than 11,000 households in England had their homes repossessed by bailiffs following a Chapter 21 eviction by June.

Victoria, 25, was forced to interrupt her degree studies after receiving a section 21 eviction notice in March.

He lived in Durham while studying at Northumbria University and believes the eviction was partly due to complaints about the condition of the property.

“I had no choice but to move in with my parents and I was devastated.”

Kerrie Portman, 27, became homeless in 2020 after environmental health reports reported significant amounts of mold in her flat in Cambridgeshire.

When his landlord was told to fix the problem, the council placed him in temporary accommodation, but he was still paying rent.

He said: “It’s outrageous that the landlord continues to charge me the full rent… after all, he’s been met with no impediments.”

A few weeks after moving back in he was given a section 21 notice, leaving him homeless. He would take naps in public bathrooms, sleep on long bus routes, and shower in the gym.

“I think it’s ridiculous that your entire safety net and foundation can be taken away by one request from the landlord,” Kerrie said.

Ten households in Hackney, east London, all owned by the same landlord, said they had recently been given section 21 notices without reason.

One of the affected tenants, who asked not to be named, said he was “really panicking”.

“This time last year we were looking for a place and it took us three to four months to find it,” he said.

The government has confirmed that all section 21 notices issued before May will be valid, but said landlords must begin recovery proceedings in court by July 31, 2026.

The overhaul of the current system means that from May 1 landlords will only be able to evict tenants in certain circumstances: if tenants cause damage to a property, engage in antisocial behavior or are significantly behind on paying rent.

Maureen Treadwell contacted BBC News with her concerns about the new law. His family rented 10 properties in Hampshire.

“There are very serious penalties if you do things wrong, so it all comes down to the landlord,” he said.

He expressed fears that unless reforms are made in the court system to speed up the eviction of bad tenants, there will be an exodus of people wanting to rent their homes.

“Is it worth renting out your house and then going to court to get it back, or is it worth delaying for a year? It’s not worth it. So it’s going to make the housing crisis worse.”

Reed told the BBC he was “working with the Ministry of Justice to look at how we can ensure that there are not excessive delays” in situations where a landlord wants to evict a misbehaving tenant.

In addition, landlords will be able to evict tenants if they wish to sell their property or move, but this will not be possible within the first 12 months of the tenancy starting.

The new laws also include banning bidding wars and discrimination against parents and welfare recipients, and setting out a clearer process for pet renters.

Many tenant groups welcomed the changes. The Tenants Reform Coalition, which includes Housing, Generation Rent and Citizens Advice, says section 21 is a “huge problem”.

“It is the gross injustice of no-fault evictions, not the prospect of giving tenants these vital rights, that is fueling record levels of homelessness,” said Mairi MacRae of Shelter.

The Tenants’ Rights Act applies to England. Scotland abolished no-fault evictions in 2017, but Wales and Northern Ireland still have no-fault evictions under a section 21-like practice. In 2022, Wales increased the notice period for these to six months.