Here’s a fully paraphrased version in clear British English:
Landlord Action has reported its busiest month in over two years, with landlord instructions to issue eviction notices rising by 62% year-on-year in September.
This increase comes amid growing certainty around the Renters’ Rights Act and the planned phase-out of Section 21 notices. The company saw notable growth in both Section 21 notices and combined Section 21 and Section 8 instructions, which founder Paul Shamplina believes reflects landlords’ uncertainty about the changing legal framework and a desire to act before possession procedures are overhauled.
“Now that the reforms are confirmed, many landlords are taking steps to regain control before the new regime comes into effect,” he explains. “For some, this involves serving notice on properties they intend to sell or where there are arrears or ongoing issues while they still have the legal means to do so.”
From 1 May 2026, new tenancies will be governed under the reformed Section 8 system, with Section 21 gradually being phased out as existing tenancies transition. Shamplina notes that this represents a major shift in the rental sector, leaving many landlords understandably concerned about their future options.
He also highlights wider market pressures as a factor, with more landlords reassessing their positions due to tightening regulations and persistently high mortgage costs. “These changes are prompting some to reduce their portfolios or exit the market entirely, particularly where yields have been squeezed,” he adds.
The strain on the court system is another major concern. Shamplina points out that the system is not yet ready for the transition away from Section 21, with Ministry of Justice statistics for Q3 showing that the average time from claim to repossession has increased to 27.4 weeks, up from 24.4 weeks last year.
“Confidence in the court process is extremely low, and that will be a key issue as Section 21 is phased out,” he warns.
Landlord Action expects the current surge in eviction instructions to continue over the next six months as landlords prepare for the legal changes.
However, the company predicts that activity will eventually stabilise once the new timelines and procedures are fully established, creating a new normal for landlords navigating the reformed system.
Shamplina believes that the spike in notices also reflects landlords’ desire to act while they still retain full legal control over tenancies under the current rules.
Many are choosing to serve notices pre-emptively on properties with arrears, problematic tenants, or plans for sale, ensuring they are not caught off-guard when the new regime begins.
The shift away from Section 21 and towards a reformed Section 8 system represents one of the most significant legal changes in the rental market in recent years, affecting both new and existing tenancies.
Market conditions, including rising mortgage costs and tighter regulations, are compounding landlords’ concerns, making the timing of actions critical for those looking to secure their investments.
Ultimately, the sector is entering a period of adjustment, with the surge in eviction instructions seen as a temporary response to uncertainty, expected to level off once landlords become familiar with the new legal landscape.
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