“`html
England will outlaw no-fault evictions starting May 1st, the government has confirmed, outlining the timeline for comprehensive reforms impacting renters.
The changes will also abolish fixed-term tenancy agreements, transitioning renters to “rolling” contracts. Additional measures include prohibiting “bidding wars” and establishing clearer guidelines regarding pet ownership.
Landlords have expressed concerns that the reforms may lead to increased scrutiny of potential tenants and have voiced apprehension about potential complications during tenancies.
Housing Secretary Steve Reed stated that the government is “calling time” on “rogue landlords” through the Renters’ Rights Act and its associated provisions.
“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,” he added.
Shadow Housing Secretary Sir James Cleverly cautioned that the reforms “will drive landlords from the market, reduce supply and send prices up for tenants.”
He stated that “with a start date of May 2026, we are now set for a six-month fire sale with tenants forced out at short notice.”
Between 2021 and 2023, approximately 4.4 million households in England rented from private landlords. The new regulations are poised to affect over 11 million individuals.
The Renters’ Rights Act, considered the most substantial overhaul to renting in England in over 30 years, received formal approval in late October.
While many renters have welcomed the announced timeline, some landlords have expressed reservations regarding the pace of the changes.
Ben Beadle, Chief Executive of the National Residential Landlords Association, asserted that the allotted time frame for implementing the changes is “not enough.”
He added, “We have argued consistently that landlords and property businesses need at least six months from the publication of regulations to ensure the sector is properly prepared for the biggest changes it has faced for over 40 years.”
Starting in May, properties will be rented on a “periodic” or rolling basis, replacing fixed 12- or 24-month contracts.
Tenants wishing to vacate a property can provide two months’ notice, a measure the government believes will prevent renters from paying for substandard housing.
Landlords will be prohibited from evicting tenants for raising concerns about inadequate property conditions.
In the year leading up to June, bailiffs repossessed the homes of over 11,000 households in England following section 21 evictions.
Victoria, 25, had to suspend her degree studies after receiving a section 21 eviction notice in March.
She resided in Durham while attending the University of Northumbria and believes the eviction was partially motivated by complaints regarding the property’s condition.
“I ended up having no choice but to move back in with my parents and I was devastated.”
Kerrie Portman, 27, experienced homelessness after reporting significant mold in her Cambridgeshire flat to environmental health authorities in 2020.
The council arranged temporary accommodation while instructing the landlord to address the issue, but she remained obligated to pay rent.
She stated, “I think it’s outrageous that the landlord continued to charge me full rent… ultimately, he didn’t really face any obstacles.”
A few weeks after returning to her flat, she received a section 21 notice, rendering her homeless. She resorted to napping in public restrooms, sleeping on long bus routes, and showering at her gym.
“I think it’s so ridiculous that your whole safety net and foundation can be pulled away on a whim of the landlord,” Kerrie said.
Ten households in Hackney, East London, residing in properties owned by the same landlord, reported recently receiving section 21 notices without justification.
One of the affected tenants, who preferred to remain anonymous, expressed “real panic.”
“We were looking for a place this time last year and it took us three to four months to find one,” she said.
The government affirmed that all section 21 notices issued prior to May will remain valid, but landlords must initiate court repossession proceedings by July 31, 2026.
The reform of the existing system dictates that, from May 1st, landlords will only be authorized to evict tenants under specific circumstances: if tenants damage property, engage in antisocial behavior, or fall significantly behind on rent payments.
Maureen Treadwell contacted BBC News to share her concerns about the new law. Her family leases 10 properties in Hampshire.
“There are draconian fines if you get things wrong, so the whole thing feels anti-landlord,” she said.
She raised concerns that, without reforms to the court system to expedite the eviction of problematic tenants, there will be an exodus of individuals willing to let their homes.
“Is it worth letting your house and then having a court fight to recover it, or a one-year delay? It’s not worth it. So it will end up making the housing crisis worse.”
Reed told the BBC he was “working with the Ministry of Justice to look at how we can ensure that there are not undue delays” in situations where a landlord wanted to evict a tenant who was misbehaving.
Landlords will also be permitted to evict tenants if they intend to sell or occupy the property, but not within the initial 12 months of a tenancy.
The new legislation also encompasses a ban on bidding wars and discrimination against families with children and individuals receiving benefits, alongside establishing a more transparent procedure for renters with pets.
Numerous renters’ advocacy groups have welcomed these changes. The Renters Reform Coalition, which includes Shelter, Generation Rent, and Citizens Advice, highlights section 21 as “a huge issue.”
“It is not the prospect of giving renters these vital rights that is fuelling record homelessness, but the gross injustice of no-fault evictions,” said Shelter’s Mairi MacRae.
The Renters’ Rights Act applies to England. Scotland abolished no-fault evictions in 2017, but Wales and Northern Ireland still have no-fault evictions under something similar to section 21. In 2022, Wales increased the notice period for these to six months.
Treasure finds in England have reached a record high according to provisional government figures.
It is still difficult to get on the property ladder despite a drop in the average house price.
The average home sold in quarter three of 2025 cost just under £600k.
Passenger Astrid, 19, tells the BBC how Stephen Crean stood between her and the alleged attacker.
Children are facing challenges such as poverty, domestic abuse and care responsibilities.
“`