Landlord Action sees surge in possession cases ahead of July Section 21 deadline
More than 35% of enquiries converted into instructions, with new instructions 28% higher than July 2025 and among the highest recorded by the legal firm over the past 12 months.
Landlord Action recorded its busiest month for enquiries in almost a year in July, outside the spikes in March and April before the Renters’ Rights Act came into force.
More than 35% of enquiries converted into instructions, with new instructions 28% higher than July 2025 and among the highest recorded by the legal firm over the past 12 months.
Nearly a third of instructions in July were for Section 21 cases ahead of the final 31st July court deadline.
Paul Shamplina (pictured), founder of Landlord Action, said: “The pressure created by the 31 July deadline was clear from the number of landlords contacting us throughout the month.
“Our phones were exceptionally busy, with staff working extended hours to handle as many enquiries as possible.
“Unfortunately, many landlords had left it until the final days to seek advice or progress a claim.”
Shamplina added: “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.
“The increase in instructions shows the level of uncertainty and urgency created by the transition away from Section 21.”
He said: “For landlords who missed the deadline, the old notice can no longer be used, and they will now have to consider whether one of the new possession grounds applies to their circumstances.
“Meeting the deadline was only half the battle. Landlords rushed to get their claims issued in time, but they are now reliant on a court system that, in many areas, is already understaffed, under-resourced and struggling with existing caseloads.
“They now face a potentially lengthy wait for their claims to be processed, heard and, where necessary, enforced.”
Figures from Landlord Action showed how landlords are using the revised Section 8 possession grounds introduced from 1st May.
Among July’s new possession cases, 39% involved rent-related grounds including Grounds 8, 10 or 11.
Ground 1A, allowing landlords to regain possession when intending to sell, featured in 30% of cases.
Ground 1, for when the landlord or a family member intends to occupy the property, accounted for 8%.
Another 29% involved other grounds.
Shamplina said: “It is still very early, but these figures begin to show how possession is changing following the abolition of Section 21.
“As expected, rent-related grounds are currently the most commonly used among the cases we are handling, while around three in ten involve landlords seeking possession because they intend to sell.
“The new system is more evidence-led and landlords must be able to demonstrate that the ground they are relying on genuinely applies.”
He added: “Selecting a ground is not simply a replacement for Section 21; each one has its own conditions, notice requirements and evidential tests.
“We expect the picture to become clearer over the coming months as more cases move through the new process and, ultimately, reach the courts.”
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