'We may be homeless before eviction law comes in'

Published: 06 March 2026
The English Chronicle Desk
The English Chronicle Online

Tenants across England are facing an anxious wait as the landmark ban on no-fault evictions draws closer, with some fearing they will lose their homes before the new protections finally take effect .

The Renters’ Rights Act 2025, which received Royal Assent in October, will abolish Section 21 “no-fault” evictions from 1 May 2026 – a change described by the government as the biggest increase to tenants’ rights in a generation . But for those who have already received eviction notices, the legislation cannot come soon enough.

Under the transitional arrangements, landlords who have served a valid Section 21 notice before the commencement date will have until 31 July 2026 to begin possession proceedings . This means thousands of households could still be forced out of their homes even after the ban officially takes effect.

Sarah Mowbray, a mother of two from Enfield, received her Section 21 notice in February. She told The English Chronicle: “The new law is supposed to protect us, but by the time it comes in, we could already be on the street. The council say they can’t do anything until we have a court date. We’re living in limbo.”

The 43-year-old teaching assistant, who has rented her home for six years, said her landlord claimed he needed to sell the property. “I understand he has his reasons, but we’ve made this our home. My children’s school is here, my job is here. Now we’re desperately trying to find somewhere else before the bailiffs come.”

Campaigners warn that the final weeks before the ban takes effect could see a surge in no-fault evictions as landlords rush to beat the deadline. Official figures show possession claims in England have already risen sharply in recent months.

Ben Twomey, Chief Executive of Generation Rent, welcomed the upcoming changes but acknowledged the anxiety felt by tenants facing immediate eviction. “This new law is a vital step towards re-balancing power between renters and landlords and should be celebrated,” he said. “Our homes are the foundation of our lives, but for too long our broken renting system has left renters staring down the barrel of poverty and homelessness. For decades, Section 21 evictions have forced renters to live in fear of being turfed out of our homes” .

Sarah Elliott, Chief Executive of Shelter, urged tenants to understand that their rights will not change until 1 May. “The current system remains in place until the new rights come into force. Until then, we stand ready to support renters and help them understand the vital changes the Act will introduce” .

From 1 May, the tenancy landscape will be transformed. Fixed-term assured shorthold tenancies will be abolished and replaced with periodic assured tenancies that continue indefinitely . Landlords will only be able to evict tenants using Section 8 grounds, which require a valid legal reason such as selling the property, moving in themselves, or serious rent arrears .

New grounds for possession have been introduced, including Ground 1A for landlords wishing to sell and Ground 1C for occupation by a landlord’s close family members . However, these cannot be used within the first 12 months of a tenancy, and landlords must give four months’ notice .

The Act also bans rental bidding wars, limits advance rent to one month, and makes it illegal to discriminate against tenants with children or those receiving benefits . Tenants will gain the right to request a pet, which landlords cannot unreasonably refuse .

Yet for tenants like Mowbray, these protections feel academic. “It’s great for future tenants, but what about us? We’re the ones falling through the cracks while everyone waits for the big day.”

Housing Secretary Steve Reed has called the reforms “historic”, stating: “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” .

But Matt Downie, Chief Executive of Crisis, acknowledged the scale of the challenge. “Evictions from the private rented sector have long been one of the biggest causes of homelessness and this landmark legislation will play a vital role in helping get the country back on track to ending homelessness” .

For those currently navigating the eviction process, advice agencies urge tenants to seek immediate help. A Section 21 notice must meet strict legal requirements to be valid, including protecting the deposit, providing gas safety certificates, and using the prescribed form . If any of these are missing, the notice may be invalid.

Tenants who receive a Section 21 notice should also check whether their landlord has complied with deposit protection rules and licensing requirements. Local councils have strengthened enforcement powers from May, including fines of up to £7,000 for breaches, rising to £40,000 for repeat offenders .

Mowbray said she is exploring every option. “I’ve been to Citizens Advice, I’ve spoken to Shelter, I’m looking at private renting Facebook groups every night. But everything is so expensive now. We might end up in temporary accommodation. I just never thought this would happen to us.”

With less than two months until the ban takes effect, the race is on for thousands of tenants to secure their futures before the law finally catches up with the realities of the housing crisis.

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