England to Ban No‑Fault Evictions from 1 May — Major Overhaul of Tenancy Rules Announced

Government confirms ban on no‑fault evictions from 1 May

The government has confirmed that no‑fault evictions (section 21) will be banned across England from 1 May, as part of a wide package of reforms in the Renters' Rights Act. The changes also end automatic fixed‑term tenancy renewals in favour of rolling or "periodic" tenancies, and introduce new protections on pets, bidding practices and anti‑discrimination for parents and people on benefits.

What the reforms mean

Under the new rules:

• Tenancies will normally run on a rolling (periodic) basis rather than fixed 12‑ or 24‑month contracts.
• Tenants wishing to leave will be able to give two months' notice, a move the government says will reduce the time tenants are forced to pay rent for substandard housing.
• No‑fault evictions will be outlawed — landlords will only be able to seek possession in specific circumstances such as deliberate property damage, serious antisocial behaviour, substantial rent arrears, or where the landlord intends to sell or move into the property (not within the first 12 months of a tenancy).
• Pre‑May section 21 notices will remain valid only if landlords start court repossession proceedings by 31 July 2026.

Numbers and context

Ministers say the changes will affect millions: around 4.4 million households rented from private landlords between 2021 and 2023, and the government estimates the new rules will touch more than 11 million people. The Renters' Rights Act has been described by ministers as the most significant reform to renting in England for more than 30 years.

Voices from tenants and landlords

Many tenants' groups welcomed the reforms as a long‑awaited protection against abrupt evictions. Shelter, Generation Rent and Citizens Advice — part of the Renters Reform Coalition — called the end of section 21 a vital step to preventing homelessness and unfair evictions.

"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," said Housing Secretary Steve Reed.

First‑hand accounts in the article illustrate why tenants' groups campaigned for reform. Victoria, 25, says she had to pause her degree and move back in with her parents after receiving a section 21 notice following complaints about her Durham accommodation. Kerrie Portman, 27, told how reporting severe mould in 2020 led to temporary housing, continued rent charges and then a section 21 notice that left her homeless for a period.

Landlords and representatives have expressed concern about the pace and practical effects of the reforms. Ben Beadle, chief executive of the National Residential Landlords Association, said the sector needs more time to prepare and has repeatedly urged at least six months from the publication of regulations to implement the biggest changes in decades. Maureen Treadwell, who rents out ten properties in Hampshire, warned the changes could drive some landlords out of the market if court processes are not improved to speed up eviction of genuinely problematic tenants.

Implementation and next steps

The government says it is working with the Ministry of Justice to minimise delays in eviction cases where tenants have broken the terms of their tenancy. The timetable allows landlords who have already issued section 21 notices to begin repossession proceedings by 31 July 2026, but stresses that notices served after the May start date will no longer be valid.

Where this sits across the UK

The Renters' Rights Act applies to England only. Scotland abolished no‑fault evictions in 2017. Wales and Northern Ireland still permit similar no‑fault notices; Wales, for example, extended the required notice period to six months in 2022.

The reforms are likely to reshape the private rented sector — offering tenants stronger security and clearer rights, while prompting landlords and policymakers to focus on practical issues such as court capacity and the standards expected of rental properties.