Paul Shamplina, founder of Landlord Action, has issued a stark warning following the latest landlord possession figures released by the Ministry of Justice, predicting that Section 21 claims will reach record levels in 2025. With landlords racing to repossess properties before the impending ban takes effect, mounting court delays, and increasing pressure on local authorities, the rental sector is on the brink of a crisis.
“The latest possession figures confirm what I’ve been warning about for years,” Shamplina stated. “With the Renters Rights Bill looming, many smaller landlords have panicked, knowing the Section 21 ban is imminent, and have opted to use it before they lose it.”
Ministry of Justice data reveals a sharp increase in possession claims in the final quarter of 2024, bringing the annual total to 32,287—the highest since 2016. Repossessions by county court bailiffs under Section 21 also surged to their highest level since 2017, with 11,373 cases in 2024—marking a 20% rise from 9,457 in the previous year. Shamplina noted that Landlord Action has seen a similar 20% increase in cases, reflecting landlords’ growing lack of confidence in the market.
“History tells us that when major legislative changes are introduced, landlords react,” he said. “We saw it with the Deregulation Act in 2015, and now, a combination of Section 24 tax changes, rising interest rates, EPC regulations, and uncertainty over rental reforms is proving too much for many smaller landlords.”
Shamplina warned that landlords are selling properties at an alarming rate, leaving tenants to bear the brunt of the instability. “The knock-on effect is clear: a surge in Section 21 claims as landlords rush to regain possession before the rules change. Courts are already overwhelmed, and with no additional resources allocated, landlords are facing eviction wait times of up to 15 months. This is completely unacceptable.”
He criticized the failure to implement dedicated Housing Courts, arguing that the lack of a streamlined process has exacerbated delays. “Had the previous government introduced Housing Courts, we wouldn’t be in this mess,” he said. “Now, as we move into 2025, I expect Section 21 claims to peak in the first half of the year as landlords scramble to act before the ban is enforced.”
Shamplina also highlighted the long-term consequences of the legislative changes, pointing out that under new possession grounds, landlords looking to sell will be required to wait a year before serving a four-month notice under Ground 1A. This, he warned, will further burden an already struggling court system and push local authorities to breaking point as more tenants remain in place until eviction is secured.
“The message is clear: landlords need certainty, tenants need security, and the government must act now to properly resource the courts before the system collapses under the weight of unprecedented demand,” he concluded.