Government confirms ban on no fault evictions to begin in May
The Government has confirmed that no fault evictions will officially end by May next year, marking one of the most significant reforms to the private rented sector in a generation.
Under the updated Renters’ Rights Act timetable, Section 21 will be abolished from May 2026, with ministers pledging greater security for England’s 11 million private renters and clearer responsibilities for landlords.
Here are some thoughts from the Industry.
David Smith, property litigation partner at London law firm Spector Constant & Williams:
“This will put agents under an immense amount of pressure to get everything done ready for the start date. As the government does not intend to give details of what needs to be in tenancy agreements until early in 2026 there will be very little time to prepare paperwork, train staff and update systems.”
Landlords will also be prevented from increasing rents more than once per year and bidding wars among potential tenants will also be outlawed from 1 May next year. Other measures to come into force from 1 May include banning landlords from asking for more than one month’s rent as a deposit.
Other measures in the Act will come into force in two further phases, according to the Ministry of Housing, Communities, and Local Government (MHCLG).
Gareth Atkins, Managing Director – Lettings at Foxtons:
“Following the Renters’ Rights Bill receiving Royal Assent, we now have further clarity on the implementation schedule, with the first changes coming into effect 1 May 2026.
England’s rental landscape has entered a new era of regulation designed to deliver greater clarity and protection for tenants, and the new framework is intended to drive consistency and accountability across the sector, reinforcing the standards already upheld by the vast majority of responsible landlords.
At Foxtons, we’ve already been working proactively to update and implement new processes, documentation, and communication channels to ensure a smooth transition for our landlords. By staying ahead of the regulatory curve, we’re ensuring that both landlords and tenants are fully supported through these changes, helping to create a more professional, balanced, and sustainable rental market for the long term.”
David Adams, Managing Director of Cavendish and also the author of The Landlord’s Playbook:
“The announcement that the implementation of the act will start on May 1st 2026 should focus the minds of landlords, giving them a six-month window to ensure they are fully up-to-speed and compliant with the sweeping changes that are coming to the landlord and tenant sector.
“The act is the biggest change to the sector for a generation and landlords who are not fully prepared run the risk of severe reputational damage and financial penalties.
“The six-month window will go by in a flash, so our advice is that landlords must act quickly if they want to protect and grow their rental portfolios.”
Under the bill, landlords will face higher fines with civil penalties for non-compliance, starting at £7,000 and rising to a maximum civil penalty of up to £40,000.
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