No fault evictions banned from May – what it means for renters

Around 11 million renters in England are set to benefit from new rules banning no fault evictions from May 2026.

The government has passed the Renters’ Rights Act which brings in several new protections for renters and bans Section 21 notices.

Right now, landlords can use a “no-fault” Section 21 notice to evict tenants without giving a reason which means many renters live in uncertainty.

Housing Secretary Steve Reed said: “We’re calling time on no fault evictions and rogue landlords. Everyone should have peace of mind and the security of a roof over their head - the law we’ve just passed delivers that.

“We’re now on a countdown of just months to that law coming in – so good landlords can get ready and bad landlords should clean up their act.”

Homelessness charity Shelter reports that in the year to June 2025, more than 11,000 no-fault bailiff evictions happened. This means more than 11,000 families were forced out of their homes without the landlord providing a specific reason.

What’s changing for renters from May?

The key change for renters is that landlords won't be able to evict you without a valid reason. They can still ask you to leave in certain situations, though, including if:

• they need to move in themselves
• they want to sell the property
• you’ve fallen behind on rent or cause anti-social behaviour

They’ll need to serve a Section 8 notice instead and provide a specific reason for the eviction to begin the process.

It will also become illegal for landlords to:

• put up rents more than once a year
• encourage bidding wars between tenants to get higher offers
• ask for more than one month’s rent before the tenancy begins
• refuse tenants because they receive benefits or have children
• refuse to allow pets unreasonably

Councils in England will have stronger enforcement powers to make sure landlords are sticking to the new laws. They’ll be able to dish out fines of up to £40,000 for repeat offenders or landlords who commit a serious breach.

What if my landlord serves me a no-fault eviction notice before May?

The ban on Section 21 “no-fault” eviction notices only applies from May 2026 onwards. This means your landlord could still serve you a valid no-fault eviction notice before then.

Court proceedings for that notice must start by 31 July 2026. If not, the landlord won’t be able to use the Section 21 eviction process anymore and will need to give you a new notice with clear grounds for eviction.

If you’ve recently received a Section 21 notice, you still have rights. Your landlord needs to give you proper notice and follow the correct eviction process.

If you’re ever unsure about what to do, it’s worth getting in touch with a charity like Shelter or Citizens Advice to get more information.