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Starting from 1 May, no-fault evictions will be prohibited in England, marking a significant shift in rental laws. The government has confirmed this date as part of a broader package of reforms aimed at improving renters’ protections. These changes include replacing fixed-term tenancy agreements with rolling contracts, which will continue on a periodic basis rather than ending after a set period. The reforms also seek to eliminate “bidding wars” among potential tenants and establish clearer regulations regarding pet ownership in rented properties.
The government’s Renters’ Rights Act, praised as the most substantial reform of the rental sector in over 30 years, formally received approval in October. Housing Secretary Steve Reed emphasized that the legislation targets “rogue landlords,” encouraging responsible landlords to prepare for the transition and warning those who do not comply to reform their practices. Despite enthusiasm from many renters, landlords have expressed anxiety over the rapid pace of the changes, fearing the increased scrutiny on prospective tenants, as well as concerns about how problematic tenancies will be handled under the new rules.
Among landlords’ worries is the relatively short timeline for implementation. Ben Beadle, chief executive of the National Residential Landlords Association, pointed out that the deadline does not provide enough time for the sector to ready itself for the “biggest changes it has faced for over 40 years.” Under the reforms, tenants will be able to end their tenancy with two months’ notice, reducing the chances of paying rent for properties that fall below acceptable standards. Additionally, landlords will lose the power to evict tenants simply for making complaints about poor living conditions.
The new legislation has real-life implications for tenants like Victoria, a student at the University of Northumbria who was forced to interrupt her studies after receiving an eviction under section 21, perceived as retaliation for raising issues about her accommodation’s condition. Similarly, Kerrie Portman became homeless after reporting mold in her Cambridgeshire flat and facing eviction soon after. Kerrie described the experience as “outrageous,” pointing out how easily a landlord can remove someone’s “whole safety net and foundation.” These personal stories highlight the experience many renters have had under the previous system, where landlords could issue no-fault evictions without cause.
The reforms will restrict landlords’ reasons for eviction to specific situations, such as when tenants cause damage, engage in antisocial behavior, or fall significantly behind on rent payments. Landlords wishing to regain possession of properties to sell or move into themselves will only be permitted to evict tenants after the initial 12 months of a tenancy. However, some landlords like Maureen Treadwell, who rents out properties in Hampshire, view the changes as overly punitive and fear that delays in court proceedings for evictions will deter landlords from letting properties at all, potentially exacerbating the housing shortage.
In response to these concerns, Steve Reed confirmed ongoing discussions with the Ministry of Justice to minimize delays in eviction processes involving tenants who breach their obligations. Supporters of the reforms, including organizations such as Shelter and the Renters Reform Coalition, argue that ending no-fault evictions is key to addressing homelessness and renters’ insecurity. While England introduces these measures, Scotland has already abolished no-fault evictions since 2017, and Wales has taken steps to increase notice periods, reflecting a growing trend across the UK toward stronger tenant protections
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