Midlands landlords hit by eviction ban as tough new rules bite
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No more no-fault evictions - Landlords face tough new rules on rent hikes and pets
Midlands landlords are facing a rental revolution as no-fault evictions are axed and strict new rules come into force.
From Birmingham to Wolverhampton, property owners must now play by tougher rules or risk being caught out by the biggest shake-up in decades.
The Renters' Rights Act, which came into force on May 1, 2026, has abolished Section 21 no-fault evictions in England and introduced tighter rules covering rent rises, pets and possession claims.
Parts of the legislation also apply in Scotland and Wales, including stronger protections against discrimination for families with children and people receiving benefits.
Insurance provider AXA says millions of landlords should now make sure their documentation is in order and their insurance accurately reflects their properties and tenants.
What has changed for landlords?
- Section 21 is gone. Landlords can only evict tenants for specific legal reasons - like selling up, moving in themselves, redeveloping or if tenants break the rules (such as not paying rent).
- Fixed-term tenancies are out. Periodic tenancies are now the norm, and landlords need solid evidence for any eviction claim.
- Rent rises? Only once a year - and tenants can fight back if they think it’s unfair. Bidding wars for rentals are banned.
- Pets get more rights. Landlords can’t just say no - refusals must be reasonable, and blanket bans are out.
Extra protections and safety
Tenants with children or on benefits get stronger legal backing. Landlords also face higher standards for property safety and maintenance - no more cutting corners.
Insurance warning: don’t get caught out
AXA warns that damage caused by domestic pets - including scratching, chewing or fouling - is often excluded from standard landlord insurance policies. It recommends that property owners check the details and conditions of their cover.
Landlords should also ensure insurers have accurate information about the property and the type of tenant living there. AXA says failing to keep those details up to date could affect cover when a claim is made.
As possession cases become more evidence-based, some insurance cover may also require more thorough checks on tenants. These could include credit references, verified bank details and proof of identity.
AXA believes the more formal possession process could result in additional legal proceedings and greater financial pressure for landlords. It says insurance premiums across the sector could also rise over time.
What Midlands landlords should do now
- Review tenancy agreements - don’t rely on old templates.
- Keep records sharp - missing paperwork could cost you.
- Double-check insurance - make sure it matches your property and tenants.
Ignore these changes at your peril: the new rules are here, and Midlands landlords need to get their house in order - fast. To find out more, click here.
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