From 1 May 2026, eviction processes for London landlords (and the rest of the UK) are changing, meaning no more Section 21 “no-fault” evictions and fees of up to £40,000 if not followed correctly.
To evict tenants, landlords will have to adhere to a new process including longer notice periods and providing clear evidence to justify the eviction. Incorrect evictions come with a range of new penalties including fines for false claims about selling or moving into the property, tenant payouts and civil penalties for illegal eviction of up to £40,000.
Failing to stay compliant as a landlord can have huge financial consequences. At J Property Management London, we help landlords get the most out of their property investment – from avoiding costly fines or legal action to staying on top of maintenance to avoid expensive repairs.
Contact us today to see how we can help you save money as a landlord!
What Is The Correct Eviction Process For London Landlords?
From 1 May 2026, the correct eviction process for London landlords will look quite different as Section 21 will be abolished. This means that landlords can no longer end a tenancy without a legal reason.
The last day to serve a Section 21 notice is 30 April but court proceedings must be initiated by 31 July 2026 for it to be valid.
Following that date, in order to evict a tenant, landlords must use a Section 8 notice which involves providing a valid legal reason for the eviction. This could be intention to sell, intention to move into the property, significant rent arrears from the tenant or antisocial behaviour. The notice period will also increase, requiring landlords to provide at least 4 months’ notice.
If not accepted by the tenant, the situation will need to be escalated to court so that the judge can approve or deny the eviction based on the evidence.
Failing to follow the correct eviction process can result in huge financial consequences and make it less profitable to be a landlord.
What Constitutes An Incorrect Eviction For London Landlords?
As of May 2026, landlords must follow the legal process in accordance with the changes outlined in the Renters’ Rights Bill. This means following the key steps of Section 8 notices such as following the proper notice periods, providing evidence and obtaining a court order for repossession.
The following are examples of an incorrect eviction:
- Forcing a tenant to leave without obtaining a court order
- Harassment such as withdrawing utilities or threatening tenants
- Failing to follow the correct notice period
- Changing locks when the tenant is away from the property
- Falsely claiming that you’re evicting the tenant to sell the property or move in yourself.
What Penalties Could London Landlords Face For Incorrect Evictions?
Some of the key penalties that London landlords could face for incorrect evictions include:
False Claims
Penalties anywhere between £7,000 to £40,000 if the landlord falsely claims that they’re selling or moving into the property without following through.
Re-letting
When evicting to sell, you cannot re-let the property for at least 12 months. If landlords are found to have re-let the property in this window, they can face significant fines – up to £40,000, the maximum civil penalty amount.
Prison Time
Illegal eviction counts as a criminal offence meaning that landlords could be taken to Magistrates Court or Crown Court and receive unlimited fines or up to 2 years of imprisonment.
Tenant Compensation
If landlords unfairly evict tenants, tenants could claim compensation for unlawful eviction, with payouts as high as tens of thousands pounds.
Restricted Or Banned Rentals
Landlords who are found to incorrectly evict tenants may face banning orders from the court, stopping them from renting out their properties.
Legal Fees
Depending on the complexity of the case, legal fees could cost around £3,000 or more if the case is challenged by tenants or dragged out over a long period of time.
Lost Rent
Time to evict a tenant can be between six to 12 months, or longer if there’s a backlog. All of that is time that the landlord could be losing rental income.
Tenancy Deposit
If landlords don’t register the tenancy deposit correctly, the court could withdraw the landlord’s rights to evict tenants.
How Much Could Incorrect Evictions Cost London Landlords?
The maximum civil penalty is up to £40,000; however, this is usually just for serious breaches or repeat offenders.
For landlords evicting incorrectly for the first time, the penalty may not be as severe but could still be around £20,000. Judges will decide on a case-by-case basis depending on the severity of the breach.
If the landlord can demonstrate key evidence for the eviction and show the court that they took all reasonable steps to avoid doing things illegally, exceptions may be applied. For example, if landlords evicted tenants in order to sell, took all the reasonable steps but then the sale fell through, they may be exempt from penalties.
For landlords who end up in court, they’ll have to pay additional legal fees and compensate the tenant in accordance with a price that the court decides. If you want to avoid this expensive landlord mistake, we can help you stay on top of your compliance so you never miss a deadline or get hit with an unexpected penalty – contact us today!
Avoid Landlord Penalties With J Property Management
At J Property Management, we help London landlords avoid costly penalties and stay legally compliant.
We’re committed to looking after your property – from getting in high-quality, trustworthy tenants to handling regular property maintenance. In line with the new landlord laws, we’ll help you stay legally compliant, keep up with deadlines and avoid costly tenant disputes and legal action.
Whether you’re looking for individual services or full property management solutions, we have a bespoke solution to suit your needs.
Contact us today to see how we can help!
