Landlord Action recorded a 28% annual rise in new possession instructions during July as landlords rushed to progress Section 21 cases before the transitional deadline expired.
Almost one-third of the legal firm’s instructions related to Section 21 claims, with activity increasing as the 31 July cut-off approached.
More than 35% of enquiries converted into instructions, making July its busiest month for almost a year outside the exceptional March and April spikes before the Renters’ Rights Act took effect.
The figures reflect Landlord Action’s own caseload and provide an early indication of behaviour among landlords seeking possession rather than a measure of the entire private rented sector.
MISSED DEADLINE ENDS SECTION 21 ROUTE
Section 21 was abolished for existing and new private tenancies from 1 May 2026.
Under the transitional rules, landlords who served a valid notice before that date generally had to commence proceedings by the earlier of 31 July or the notice’s applicable expiry limit.
Government guidance warns that Section 21 claims submitted from 1 August are likely to be dismissed.
Landlords who missed the deadline must determine whether one of the revised Section 8 grounds applies and begin the appropriate evidence-led process.
Paul Shamplina (main picture), Founder of Landlord Action, says: “Unfortunately, many landlords had left it until the final days to seek advice or progress a claim.
“Instructing a solicitor immediately before the deadline did not automatically mean a claim could be issued. Every case and every document had to be reviewed carefully because any error in the original notice or supporting paperwork could result in the claim being rejected.”
RENT ARREARS LEAD NEW CASES
Among Landlord Action’s new July possession cases, 39% cited rent-related Grounds 8, 10 or 11.
Ground 1A, covering a landlord’s intention to sell, featured in 30%, while 8% involved a landlord or family member intending to occupy the property. Another 29% cited other grounds, with some claims relying on several grounds.
Shamplina says: “Selecting a ground is not simply a replacement for Section 21; each one has its own conditions, notice requirements and evidential tests.”
He also warns that landlords whose claims were issued before the deadline could still face lengthy waits because of pressure on the court system.
