Landlord Action recorded its busiest month for enquiries in almost a year in July, outside the exceptional spikes seen in March and April ahead of the Renters' Rights Act coming into force.
More than 35% of enquiries converted into instructions during the month, with the total number of new instructions 28% higher than in July 2025 and among the highest recorded by the legal firm over the past 12 months. Almost one third of July's instructions related to progressing Section 21 cases before the final 31 July court deadline, and instructions continued to climb as the deadline approached.
Under the transitional arrangements following the introduction of the Renters' Rights Act, landlords who had served a valid Section 21 notice before 1 May 2026 had until 31 July, or the earlier expiry date of the notice, to begin possession proceedings. Any landlord who failed to do so can no longer rely on that notice and must use one of the revised Section 8 grounds.
"The pressure created by the 31 July deadline was clear from the number of landlords contacting us throughout the month," said Paul Shamplina, founder of Landlord Action (pictured).
"Our phones were exceptionally busy, with staff working extended hours to handle as many enquiries as possible.
"Unfortunately, many landlords had left it until the final days to seek advice or progress a claim. Instructing a solicitor immediately before the deadline did not automatically mean a claim could be issued. Every case and every document had to be reviewed carefully because any error in the original notice or supporting paperwork could result in the claim being rejected.
"The increase in instructions shows the level of uncertainty and urgency created by the transition away from Section 21. For landlords who missed the deadline, the old notice can no longer be used, and they will now have to consider whether one of the new possession grounds applies to their circumstances.
"Meeting the deadline was only half the battle. Landlords rushed to get their claims issued in time, but they are now reliant on a court system that, in many areas, is already understaffed, under-resourced and struggling with existing caseloads. They now face a potentially lengthy wait for their claims to be processed, heard and, where necessary, enforced."
How landlords are using the new Section 8 grounds
Landlord Action's figures also provide an early indication of how landlords are using the revised Section 8 possession grounds introduced from 1 May. Among the new possession cases recorded in July:
- 39% involved rent-related grounds, including Grounds 8, 10 or 11
- Ground 1A, which allows a landlord to regain possession when they intend to sell, featured in 30% of cases
- Ground 1, used when the landlord or a family member intends to occupy the property, accounted for 8%
- a further 29% involved other grounds, with some cases relying on more than one ground
"It is still very early, but these figures begin to show how possession is changing following the abolition of Section 21," Shamplina continued. "As expected, rent-related grounds are currently the most commonly used among the cases we are handling, while around three in ten involve landlords seeking possession because they intend to sell.
"The new system is more evidence-led, and landlords must be able to demonstrate that the ground they are relying on genuinely applies. Selecting a ground is not simply a replacement for Section 21; each one has its own conditions, notice requirements and evidential tests.
"We expect the picture to become clearer over the coming months as more cases move through the new process and, ultimately, reach the courts."
