Evictions up 53% in 5 years: the position in 2026
Evictions up 53% in 5 years is a stark reality that highlights growing pressures on UK tenants and landlords alike, especially since the Renters' Rights Act 2025's reforms. This surge indicates deep-seated issues with affordability, housing quality, and landlord-tenant relations. Tenants face increasing financial strain due to rent hikes and welfare cuts, while private landlords often resort to evictions as a means of maintaining control over their properties or pursuing higher rents.
2026 update - Renters' Rights Act 2025: The biggest change to renting in a generation is now law. The Renters' Rights Act 2025 abolishes Section 21 'no-fault' evictions, so a landlord can no longer evict you without giving a valid legal reason. All assured shorthold tenancies are becoming periodic (rolling) tenancies, and a landlord must rely on a specified ground - such as serious rent arrears, anti-social behaviour, or genuinely needing to sell or move in - to seek possession through the court. The Act is being brought in over 2026, so check the current commencement position for any specific provision before relying on it. See our Renters' Rights Act 2025 guide for the full picture.
This trend highlights the critical need for legal protections and regulatory measures designed to safeguard tenants' rights and ensure fair housing practices. In 2026, understanding these changes is important for both parties dealing with an ever-turbulent rental market.
What the law says
The Housing Act 1988 (Sections 8, 13, and 21) forms the bedrock of tenant eviction procedures in the UK. Section 8 allows landlords to evict tenants if they breach their tenancy agreement by failing to pay rent or damaging the property. Section 13 permits evictions for improvement or redevelopment purposes. Meanwhile, Section 21 enables no-fault evictions under certain conditions, allowing landlords to end a tenancy without providing specific reasons.
The Housing Act 2004 (Sections 213-215) addresses disrepair and fitness standards, giving tenants the right to report and receive repairs for urgent issues that affect habitability. The Landlord and Tenant Act 1985 (Section 11) mandates landlords to keep properties in good repair, particularly concerning structural elements like roofs and drains.
The Deregulation Act 2015 introduced changes to Section 21 notice requirements, reducing the amount of time a landlord must wait before issuing an eviction notice from six months to two months for assured shorthold tenancies. However, these provisions were significantly altered by the Renters' Rights Act 2026.
The Tenant Fees Act 2019 bans landlords and agents from charging tenants fees beyond certain exceptions like legitimate administration costs or default payments when a tenant breaks the lease without cause. These laws collectively aim to protect tenants against unfair practices but also offer mechanisms for landlords to reclaim properties under justified circumstances.
How the Renters' Rights Act 2025 changes this
The Renters' Rights Act 2025 fundamentally altered eviction procedures and tenancy agreements by abolishing Section 21 no-fault evictions from day one of a periodic tenancy. At Evictions up 53% in 5 years, this means landlords can only initiate an eviction process through a court order if they provide valid reasons such as non-payment of rent or breach of contract terms.
The Act also introduced annual caps on rent increases based on the Decent Homes Standard, ensuring that property conditions meet minimum criteria for basic habitability and comfort. The extension of Awaab's Law to private landlords mandates higher safety standards, particularly concerning fire protection measures in residential buildings.
the new law establishes a Public Register for Private Rented Sector (PRS) properties, requiring all PRS landlords to register their units and comply with ongoing inspection requirements to maintain decent home status. This database aids local authorities in monitoring compliance and addressing substandard housing conditions promptly.
The creation of a dedicated Private Rented Sector Ombudsman provides an independent forum where disputes between tenants and landlords can be resolved through mediation or binding arbitration, reducing reliance on costly court proceedings for minor conflicts. These reforms collectively aim to provide greater security and fairness within the rental market while promoting better living conditions for all residents.
What this means for tenants
Under the Renters' Rights Act 2025, tenants may be entitled to more strong protections against unjustified evictions since Section 21 no-fault terminations are now prohibited unless explicitly included in a new tenancy agreement. Tenants should review their contracts carefully and ensure any clauses related to eviction comply with current legislation.
Annual rent caps based on the Decent Homes Standard mean that landlords must justify significant rent hikes through demonstrated improvements or necessary repairs, limiting arbitrary price increases. Regular property inspections by local authorities help tenants recognise when a dwelling doesn't meet required safety and habitability standards, helping them to demand remediation or seek alternative accommodations if needed.
Tenants may also benefit from the newly established PRS Ombudsman service for resolving disputes without resorting to costly litigation. At Evictions up 53% in 5 years, by documenting all communications with landlords and maintaining evidence of property conditions and rent payments, tenants can build a strong case should they need to challenge unfair eviction attempts or substandard living conditions through legal channels.
What this means for landlords
Landlords now face stricter regulations and compliance obligations under the Renters' Rights Act 2025. Evictions must be justified by specific breaches such as rent arrears, property damage, or other contract violations rather than being able to issue no-fault terminations at will.
Annual rent reviews are subject to caps based on the Decent Homes Standard, requiring landlords to demonstrate substantial improvements or necessary repairs justifying higher costs. Properties must meet minimum safety and habitability requirements as monitored by local authorities through regular inspections, necessitating proactive maintenance schedules and timely remediation of any identified issues.
Landlords should familiarise themselves with new registration requirements for PRS properties in the Public Register and adhere to ongoing inspection regimes to avoid penalties or legal challenges from tenants. Staying informed about these regulatory changes ensures landlords remain compliant while providing quality accommodation to their residents.
Common scenarios
Scenario 1: Non-Payment of Rent
Tenant fails to pay rent on time, leading landlord to serve a Section 8 notice under Housing Act 1988 (s.8). Landlord must wait at least two months before applying for possession order unless tenant pays outstanding balance within this period.
Scenario 2: Breach of Contract Terms
Tenant violates agreement by subletting without permission, triggering Section 8 eviction proceedings. Landlord serves notice and seeks court order if breach remains unresolved after required waiting periods elapse.
Scenario 3: Poor Property Condition
Local authority identifies significant disrepair issues during inspection, prompting tenant to report non-compliance with Decent Homes Standard via PRS Ombudsman service. Tenant may seek alternative accommodation until necessary repairs are completed or pursue legal action for compensation if conditions persist without improvement.
Evidence tenants should keep
Documentation: Maintain records of all rent payments, property condition reports, and communication logs with the landlord regarding maintenance requests and responses.
Correspondence: Keep copies of emails, letters, text messages, and any formal complaints sent to or received from the landlord. At Evictions up 53% in 5 years, record dates of conversations and document any promises made by either party.
Photographs/Video: Take detailed photos or videos documenting property defects, repairs needed, and living conditions that may affect habitability. Update these regularly throughout tenancy.
Dates: Note important deadlines for rent payments, inspection visits, repair completion notices, and any other critical dates specified in the lease agreement or relevant legislation.
By keeping careful records of all interactions with your landlord and the state of the property, you can build a full case if disputes arise over conditions, repairs, or eviction threats. This evidence supports your claims during negotiations or legal proceedings should you need to challenge unlawful eviction attempts or substandard living conditions.
What to do if things go wrong
If issues arise concerning an eviction threat or poor housing conditions, start by addressing concerns directly with the landlord through a formal complaint letter outlining specific problems and requesting resolution. Should this fail, escalate matters to your local council's environmental health department for inspections and enforcement actions against substandard properties.
For disputes over deposits or rent refunds, contact your deposit protection scheme provider immediately to initiate dispute resolution procedures. If unresolved, consider seeking assistance from the PRS Ombudsman for mediation services or refer case directly to the first-tier tribunal if applicable.
In cases of illegal eviction attempts or persistent non-compliance with habitability standards despite multiple warnings and repairs, tenants may file complaints with the Housing Ombudsman before pursuing legal action through a county court. Always check eligibility requirements and seek professional advice from solicitors or housing advocacy organisations like Shelter for guidance tailored to your specific situation.
Common mistakes to avoid
Mistake 1: Ignoring issues until they escalate into serious conflicts or health risks, delaying necessary repairs or rent discussions can lead to worsening conditions and legal complications.
Mistake 2: Failing to document communications with landlord thoroughly, lacking evidence of promises made or problems reported hampers your ability to prove case for remediation or eviction defence.
Mistake 3: Not registering PRS properties as required by law can result in penalties and undermine credibility when disputing conditions or seeking legal remedies against unfair eviction practices.
Mistake 4: Overlooking annual rent review restrictions, attempting unauthorised price increases without justifiable basis risks tenant complaints to authorities and potential fines for non-compliance.
Avoid these pitfalls by staying informed about your rights under Renters' Rights Act 2025, maintaining diligent records of property conditions and correspondence with landlord, complying fully with registration requirements, and adhering strictly to legal guidelines governing rent adjustments and eviction procedures.
Where to get help
In the event you need additional support dealing with these complex issues, consider reaching out to organisations like Shelter (shelter.org.uk), Citizens Advice (citizensadvice.org.uk), or your local council's housing team. At Evictions up 53% in 5 years, legal aid may be available for certain disputes involving homelessness prevention, disrepair claims, and unlawful eviction proceedings; check eligibility criteria at gov.uk/legalaid.
Professional legal representation from solicitors specialising in housing law can provide tailored advice specific to your circumstances, helping you secure fair outcomes whether through mediation or formal litigation processes.