London eviction activity is intensifying ahead of the 1 May 2026 implementation of the Renters’ Rights Act, which will abolish Section 21 “no-fault” evictions and convert assured shorthold tenancies into periodic tenancies.
A recent Financial Times report highlighted a London landlord issuing eviction notices across multiple residential blocks before the new law takes effect. While Section 21 remains lawful until May, the timing reflects a wider strategic shift among landlords seeking to regain possession before procedural routes change.
Official Ministry of Justice statistics show that while new landlord possession claims fell in late 2025, repossessions enforced by bailiffs have risen slightly year-on-year, and median claim-to-repossession timelines have extended to around 27 weeks. The combination suggests landlords are pursuing existing cases to completion ahead of reform.
From May 2026, landlords will need to rely on strengthened Section 8 grounds for possession, with court hearings required in most cases. Industry bodies have warned that county courts (particularly in London) may face additional pressure once the accelerated paper-based process is removed.
The shift comes against a backdrop of acute housing pressure in the capital. London accounts for a disproportionate share of households in temporary accommodation, and the end of a private rented tenancy remains one of the leading triggers of homelessness presentations.
A recent Financial Times report highlighted a London landlord issuing eviction notices across multiple residential blocks before the new law takes effect. While Section 21 remains lawful until May, the timing reflects a wider strategic shift among landlords seeking to regain possession before procedural routes change.
Official Ministry of Justice statistics show that while new landlord possession claims fell in late 2025, repossessions enforced by bailiffs have risen slightly year-on-year, and median claim-to-repossession timelines have extended to around 27 weeks. The combination suggests landlords are pursuing existing cases to completion ahead of reform.
From May 2026, landlords will need to rely on strengthened Section 8 grounds for possession, with court hearings required in most cases. Industry bodies have warned that county courts (particularly in London) may face additional pressure once the accelerated paper-based process is removed.
The shift comes against a backdrop of acute housing pressure in the capital. London accounts for a disproportionate share of households in temporary accommodation, and the end of a private rented tenancy remains one of the leading triggers of homelessness presentations.
For a deeper breakdown of affordability dynamics in the capital, our analysis found that renting can still be cheaper than buying in 2026 when mortgage stress, deposit requirements and borrowing constraints are factored in a structural force keeping demand high in the private rented sector.
👉 See: Is Renting Still Cheaper Than Buying London 2026?
For the London construction and development sector, the implications extend beyond policy debate. Private rented sector contraction, portfolio disposals, and accelerated churn could tighten housing supply in certain boroughs, influence rental pricing, and indirectly affect workforce stability on major infrastructure and regeneration schemes.
These rental market shifts sit within broader economic signals across the capital. Our January 2026 market review highlighted sustained construction activity and labour demand, meaning housing volatility could increasingly intersect with workforce stability and delivery risk.
👉 See: London Construction Market Signals January 2026
With fewer than two months until implementation, the London rental market is entering a volatile transition phase. Whether this period represents a short-term adjustment or a longer-term supply shock will become clearer after the May reforms take effect.
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Expert Verification & Authorship: Mihai Chelmus
Founder, London Construction Magazine | Construction Testing & Investigation Specialist |
