Acorn told the Guardian that Section 21 evictions accounted for around one in five reports it received from members in October, rising to nearly one in three by January.
The Renters’ Rights Act, which comes into force on 1st May 2026, will abolish Section 21 of the Housing Act. The change will remove landlords’ ability to evict tenants without giving a reason to the court.
Acorn said the rise in cases appeared to reflect landlords trying to act before the new rules begin.
A spokesperson from Acorn said: “This isn’t a coincidence. Landlords are clearly rushing to force through last-minute evictions before the ban comes into force."
Paul Rooke, partner at Mayo Wynne Baxter, said landlords who may need to recover possession should act quickly but carefully before the deadline.
He said: “From a landlord’s perspective, the approach to seeking possession requires careful planning as the major reforms introduced by the Renters’ Rights Act take effect from 01 May 2026.
“While the no-fault eviction process remains lawful until that date, a landlord should be realistic about the narrowing window and the steps required to protect their position.
“A landlord who may need possession should urgently review their tenancy documentation.
“If a Section 21 notice is to be relied upon, it must be served no later than 30 April 2026, and a landlord must allow sufficient time for valid service in accordance with the tenancy terms and statutory requirements.
“Leaving service until the last moment risks challenge and could render the notice ineffective. All pre-conditions must also be satisfied, including correct deposit protection, service of prescribed information, certificates and the How to Rent guide.
“Looking beyond May 2026, landlords should begin preparing for a different possession landscape. This includes understanding the revised Section 8 grounds, improving record-keeping around rent arrears and tenant breaches, and planning well ahead for situations involving sale or owner-occupation.
“The reforms do not remove a landlord’s right to regain possession, but they fundamentally change how and when those rights can be exercised. Early, strategic advice is essential to navigate both Section 21 notices and the new regime that follows.”
