On May 1, England's new Renters' Rights Act will reshape housing for millions, banning "no-fault" evictions and limiting rent increases. The legislation, hailed by tenant advocates as a critical step toward security, faces immediate challenges from a court system already struggling with significant backlogs, according to Ministry of Justice data. This tension leaves individuals like Rongmala, a 57-year-old landlord, in a financial bind, battling a tenant who owes £15,000 in unpaid rent.
The impending implementation of the Renters' Rights Act arrives as England's housing market navigates a landscape marked by rising costs and strained judicial resources. For Rongmala, a retired woman living in South London, the policy's theoretical protections feel distant. She faces a protracted legal battle, watching her savings dwindle while a tenant remains in her maisonette, accumulating arrears.
Her son, Marouf, describes his mother's ordeal as "heartbreaking," highlighting the emotional cost of navigating a system ill-equipped for swift resolution. Rongmala, whose disabilities meant she could no longer live independently, moved in with her children last year. She decided to rent out her own home.
The tenant, however, stopped paying rent several months ago. Rongmala sent a formal eviction notice and initiated court proceedings, seeking to regain possession of her property. A judge granted a court order for her to take possession, but only court-appointed bailiffs can physically remove a tenant.
Her family has learned this final step could take up to 11 months. What this actually means for your family is a prolonged period of uncertainty and financial drain. Since her tenant ceased payments, Rongmala has covered £2,500 for boiler repairs, alongside service charges for the estate and the mortgage on the property.
These unexpected costs, coupled with the lost rental income, have caused her deep distress. "My children are helping me for everything, but I don't want that," she told the BBC, expressing her desire for independence. This situation underscores a central tension: the new law aims to protect tenants, yet some landlords find themselves trapped by system inefficiencies. Across England, private landlords currently endure a median wait of 26 weeks between filing a claim and repossessing a property, Ministry of Justice figures show.
This figure represents a substantial increase from approximately 16 weeks a decade ago. The National Residential Landlords' Association (NRLA) reports that the average rent loss per property exceeds £12,000 nationally, climbing to more than £19,000 in London properties. These are not small sums.
They represent real financial burdens for property owners. Chris Norris, policy director for the National Residential Landlords' Association, explained that current Section 21 evictions operate as a "paper-based" administrative process. Under the new regulations, however, landlords will be required to attend a court hearing if a tenant disputes an eviction.
This procedural shift, while intended to safeguard tenants, could exacerbate existing court delays, further extending the wait for landlords seeking to remove non-paying or problematic residents. The policy says one thing. The reality says another.
Many tenants, too, face daily struggles within the current housing market. Rosie, a young professional who recently protested in London, told the BBC that she and her friends have moved "dozens of times." She noted that some individuals are paying "70% of their salaries" for rent. Fran Brown, 58, shared her experience of moving five times since 2017 and now facing another rent increase.
She expressed feeling "at the mercy of the landlord changing their mind," a sentiment echoed by countless renters. James, another tenant, received an eviction notice at the end of February. He is now struggling to find a new home for his wife and two children.
He described it as "really tough to face the reality of needing to pack up our entire lives that we've spent 10 years building and put it somewhere else on such short notice on demand." These stories illustrate the insecurity many renters endure, making the new Act’s protections against arbitrary evictions particularly significant for working families. Before the Act, Section 21 notices allowed landlords to evict tenants without stating a reason, requiring only eight weeks' notice. The new legislation restricts landlords to a limited set of legal grounds for eviction.
These include wanting to move back into the property themselves, documented anti-social behavior by tenants, or persistent rent arrears. Clara Collingwood, interim director of The Renters Reform Coalition, expressed her enthusiasm for the changes, stating they would make a "huge difference" for renters across England. Both sides claim victory.
Here are the numbers. Landlords like former engineer Keith Taylor, who rents out three properties, are less optimistic. He believes the Act will make their lives considerably harder.
Taylor recounted instances where tenants left up to £8,000 in damages at his properties. He says the upcoming law is making landlords "very nervous." He also predicts more landlords will sell their properties, citing tax changes and "ever-increasing regulation" as factors that diminish the profitability of renting. Greg Tsuman, director at Martyn Gerrard estate agents in London, confirmed this trend, noting that landlords have been selling for a decade, with an acceleration over the past 12 months.
Indeed, data suggests a rush to issue Section 21 notices before the ban takes effect. Landlord Action, a legal service for landlords, and the tenants' union Acorn have both reported a rise in these "no-fault" evictions. Acorn’s data indicates that Section 21 cases constituted 22% of their tenant-related work in 2024, a figure that has climbed to 31% so far in 2026.
This pre-emptive surge reflects landlords’ concerns about losing control over their properties and the potential for prolonged legal battles under the new rules. A government spokesperson acknowledged the need to support the judicial system. They stated the reforms would "reduce pressure on the courts in the long-term." To address immediate demands, the government plans to recruit up to 1,000 judges and tribunal members across all courts and tribunals this year.
The spokesperson emphasized that the Act would give tenants "much needed and long overdue" security in their homes, a stability that has been lacking for many struggling families. Not every landlord views the reforms negatively. Rick Gannon, who owns 70 properties valued at over £10 million, believes the new laws will foster a fairer environment for tenants and help "weed out bad landlords." He described the changes as the "biggest change we've seen in this industry for many, many years and I think most of it is for the better." This perspective highlights the complexity of the private rental market, where different scales of operation and business models lead to varied reactions to policy shifts.
While the Act will prohibit discrimination against potential tenants with children or those receiving benefits, landlords will ultimately retain autonomy over who they select for their properties. Chris Norris of the NRLA does not anticipate an "exodus" of landlords from the market due to the Renters' Rights Act. However, he suggests some landlords may become "more picky" about their tenants, potentially creating new challenges for certain groups seeking housing.
This could mean more rigorous background checks or stricter criteria for income and references. Why It Matters: This legislation has profound implications for millions of people across England. For tenants, it promises greater stability, potentially reducing the stress and disruption of frequent, unreasoned moves.
For landlords, particularly smaller, accidental landlords like Rongmala, it introduces new complexities and financial risks if court systems cannot keep pace. The balance between tenant protection and landlord rights is a delicate one, and the success of this Act hinges on the government's ability to ensure the judicial infrastructure can support its ambitious goals. For working families, knowing their home is secure allows them to plan for the future, invest in their communities, and avoid the constant threat of displacement.
Key Takeaways: - England's new Renters' Rights Act, effective May 1, bans "no-fault" evictions and limits rent increases. - Existing court backlogs mean landlords, like Rongmala, face months-long waits to evict non-paying tenants, even with court orders. - Tenant advocates celebrate the Act for offering much-needed security, while many landlords fear increased difficulty removing problematic residents. - The government plans to recruit 1,000 judges to help alleviate court pressure, acknowledging the system's current strain. Looking ahead, all eyes will be on the speed and efficacy of the government's judicial recruitment drive. The coming months will test whether the court system can adapt to the increased demand for hearings.
Stakeholders will closely monitor the number of successful evictions and the time taken for cases to conclude. The long-term impact on rental prices and the overall availability of rental properties will also be a key indicator of the Act's broader success or failure. The true measure of this reform will be its real-world application, not just its legislative intent.
Key Takeaways
— - England's new Renters' Rights Act, effective May 1, bans "no-fault" evictions and limits rent increases.
— - Existing court backlogs mean landlords, like Rongmala, face months-long waits to evict non-paying tenants, even with court orders.
— - Tenant advocates celebrate the Act for offering much-needed security, while many landlords fear increased difficulty removing problematic residents.
— - The government plans to recruit 1,000 judges to help alleviate court pressure, acknowledging the system's current strain.
Source: BBC News
