Landlord possession instructions rose 60% year-on-year in March as owners moved to act before Section 21 is abolished on 1 May, according to new figures from Landlord Action.
Need the possession rules in one place? Read Landlord Knowledge’s Section 8 notice grounds for possession guide for the main grounds, notice periods, evidence requirements and post-Renters’ Rights Act landlord risks.
March spike points to a pre-deadline rush
The eviction specialist said enquiries climbed 75% in March, the biggest monthly increase in its history, while first-quarter possession instructions were up 32% on a year earlier. It said the pattern shows landlords are no longer just asking for advice ahead of the Renters Rights Act changes but are taking formal action sooner.
Landlord Action said Section 21 instructions in the first quarter were up 43% year-on-year and, in March alone, no-fault cases ran at almost three times the level of Section 8 instructions. For landlords, that matters because the removal of Section 21 will push a much larger share of possession work into a court-based process.
The business said many owners are acting now because they expect possession routes to become slower, more complex and less predictable once the reforms take effect. That comes against a backdrop of concern about compliance, rent arrears, court delays and higher mortgage costs.
This follows Landlord Knowledge’s report on possession cases taking up to eight months through the courts, which highlighted the risk that delays were worsening even before the new regime starts. The latest figures suggest some landlords are trying to avoid that bottleneck while they still can.
Pressure likely to shift from notice stage to the courts
From 1 May, landlords in England will need to rely on Section 8 grounds instead of the accelerated Section 21 route. Landlord Knowledge’s guide to the Section 8 possession process explains how that route depends on evidence, prescribed grounds and court timetables rather than a simpler administrative claim.
Landlord Action said that shift could leave the courts handling cases that would previously have been resolved without as much judicial involvement. Even if only part of today’s Section 21 volume transfers across, the company said the extra pressure will be significant.
Paul Shamplina, founder of Landlord Action, said landlords were moving early because they still had certainty under the current system and many remained unclear about what would replace it in practice.
He said concern about compliance, court delays, rent arrears and mortgage costs was pushing decisions forward, with some landlords choosing to exit and others seeking possession now rather than risk being unable to do so later.
For landlords, the practical warning is straightforward: if a tenancy may require possession action later this year, paperwork, evidence and decision-making need to be in order now. The direction of travel is clear even if the March spike eases after implementation.
Landlord Knowledge’s earlier coverage of the Act’s rollout timetable also warned that many owners were being left with limited time to adapt. The new Landlord Action figures suggest that warning has already started to feed through into behaviour.
What this means for landlords
- If you may need possession later this year: review tenancy files, notice requirements and evidence now rather than waiting until after 1 May.
- Watch for: longer court times if a large share of current Section 21 cases moves into Section 8 claims over the coming months.
- Bottom line: March’s jump looks like a last-minute rush for certainty before possession becomes more court-dependent.
Editor’s view
There is nothing surprising about landlords acting before a deadline that removes their most familiar possession route. The bigger issue is what happens next: if courts are already slow, replacing an administrative path with a more contested one risks turning delay into the norm.
Author: Editorial Team – UK landlord & buy-to-let news, policy, and finance
Published: 21 April 2026
Sources: Landlord Action press release, Landlord Action Section 21 guidance
Related reading: Court delays hit eight months as possession claims fall
📘 Renters’ Rights Act: Complete Landlord Guide
Everything you need to know about the new rules – 1 May 2026
