Section 21 evictions – commonly known as ‘no-fault’ evictions – reached their highest level since 2016 last year, according to new figures from the Ministry of Justice.
More than 32,380 households in England were taken to court by landlords seeking to evict them.
Across London, Waltham Forest had the highest rate for private landlord possession claims between October and December 2024, followed by Newham then Barking and Dagenham.
Section 21 notices are known as ‘no-fault’ evictions because landlords aren’t required to provide a reason when ordering tenants to leave with two months’ notice.
A ban on Section 21 evictions is one of the most significant housing policy changes proposed in the Renters’ Rights Bill which is currently working its way through Parliament.
At the second reading of the Bill in the House of Lords earlier this month (4 February), Baroness Taylor of Stevenage, Lords Minister for Housing and Local Government said: “The private rental system needs to change, [it] currently provides the least affordable, poorest quality and insecure housing of all tenures.”
Baroness Taylor set out the key measures contained in the Bill, which includes abolishing ‘no-fault’ evictions “as soon as possible”.
Citing the havoc often caused by ‘no-fault’ evictions – notably on employment and schooling – Baroness Taylor said banning Section 21 notices was intended to reduce the record number of children (159,380) and number of households (123,000) currently being housed in temporary accommodation.
Generation rent calls for the Government to require landlords who find valid grounds for eviction after a ban — ie. selling the home and moving in — to cover their tenants’ costs. The campaign group also calls for rent increases to be limited to the lower of wage growth or inflation.
Generation Rent’s chief executive Ben Twomey said: “For the thousands of renters facing a Section 21 […] the Renters’ Rights Bill will be too late. They have faced the stress and expense of finding a new place to live, and uprooting their lives on their landlord’s whim.
“The reforms mean landlords will need to demonstrate a valid reason for eviction in future, and give their tenants more time to move when selling or moving back in. But renters will still bear the cost of moving for reasons beyond our control. And we are still vulnerable to unaffordable rent rises.”
Fixed-term tenancies and rent rises
Other headline measures contained in Labour’s Renters’ Rights Bill include an end to fixed-term tenancies. Baroness Taylor said: “Tenants will be able to give two months’ notice at any point […] Neither group should be locked into a fixed term should their circumstances change.”
Landlords will only be able to increase rents once a year while, should the Bill be passed in its current form, tenants will be able to challenge increases without fear of being forced to pay higher rent than before the challenge.
Rents have risen faster than incomes in recent years so campaigners argue that rent rises will still see tenants forced to move.
“The government must take the opportunity to strengthen protections for tenants by requiring landlords who want to move in or sell to cover the cost of their tenant’s relocation, and limiting rent rises to the lower of wage growth or inflation,” said Twomey.
The Bill outlines the Government’s continued commitment to supporting responsible pet owners. Landlords will not be able to unreasonably withhold consent when tenants request to live with a pet but, in a change to previous versions of the Bill and the old Renters’ Reform Bill of 2023/2024, landlords will be able to require insurance covering pet damage.
“The Bill ensures tenants can put down roots in their communities, they deserve to enjoy that stability just as homeowners do,” said Baroness Taylor.
“This will be the biggest change to the experience of renting in this country for generations.”
Critics argue that rental insurance covering pet damage is not widely available and so this change amounts to preventing tenants from being able to have pets in lets.
Baroness Scott of Byrbook, Vice President of the Local Government Association, called the Renters’ Rights Bill “counterproductive”.
“While the Government may have good intentions, they will drive landlords from the market, reducing choice and putting up rent for the tenants they seek to protect,” added Baroness Scott.
The Bill will now move to Committee Stage, usually in the two weeks after a second reading, before moving to Report Stage. There will then be a third reading which is the final change for the Lords to amend the bill. If there are any Lords amendments, the Bill will be sent back to the House of Commons for consideration. If there are no Lords amendments, the Bill will be sent to King Charles for royal assent. After this it should be made an Act of Parliament.
What happened to the old Renters’ Reform Bill?
The much-delayed and amended Renters’ Reform Bill did not pass before the General Election last year and now, in its revised form under the new Labour Government, the Renters’ Rights Bill is currently working its way through Parliament.
While many of the key pieces of legislation sound familiar a key point of difference on Section 21 notices is: the Conservatives planned to delay the ban on Section 21 evictions until “sufficient progress has been made to improve the courts”, while Labour says the ban will happen “as soon as possible”.
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