Landlords in England are facing longer-than-expected waits to regain possession of their properties. While many still assume eviction takes 2–3 months, the reality in 2025 is often 6+ months from notice to repossession.
Latest official figures: In Q2 2025, the Ministry of Justice reported a median time of 27.9 weeks (about 6.4 months) from claim to repossession in England & Wales. This measures from the court claim being issued to bailiff enforcement, it does not include the notice period before filing.
This guide breaks down each step and shares five ways to reduce delays.
Section 21 (no-fault): At least 2 months’ notice using Form 6A. Section 21 remains in force as at September 2025. The Renters’ Rights Bill (proposing abolition) has not commenced. Transitional provisions will allow claims for up to 3 months where notices were served before commencement.
Section 8 (breach grounds): Use Form 3. Most rent- and breach-based grounds require 14 days’ notice.
Ground 14 (antisocial behaviour): No minimum notice, landlords may issue proceedings immediately after service.
Practical tip: Notice defects (deposit protection, EPC, gas safety certificate, “How to Rent” guide) will invalidate a Section 21 notice.
Once your notice expires, you file a possession claim:
Accelerated possession (Section 21): Paper-based. If documents are correct, judges often decide on the papers, but delays occur if there are service issues or tenant objections.
Standard possession (Section 8 or contested): A hearing is listed, usually within 4–8 weeks of issue, but timing depends on local court capacity.
Indicative timing: In Q2 2025, the median time from claim to order was 7.9 weeks.
N5 (claim) and N119 (particulars) for standard possession.
N5B (England) for accelerated Section 21 claims.
Courts typically give 14 days for tenants to leave (extendable up to 42 days for hardship under Housing Act 1980, s.89).
If they don’t, landlords apply for a warrant of possession (Form N325) for County Court Bailiffs.
Median time from claim to repossession: 27.9 weeks (Q2 2025). This excludes the notice period, meaning the full process is often much longer.
In London, some courts (e.g., Stratford Housing Centre) report bailiff appointments many months out due to staffing shortages.
Best case: 3–4 months (fast Section 8 route, quick listing, prompt enforcement).
National average: More than 6 months once notice periods are included.
Worst case: 9–12+ months, particularly where there are tenant defences, adjournments, or bailiff backlogs.
Court & enforcement capacity: County court enforcement remains under-resourced, creating bottlenecks.
Tenant defences & adjournments: Disrepair or hardship claims can delay orders.
Notice errors & re-filings: Invalid notices force a complete restart.
Regional variation: Some London courts report significantly longer bailiff waits compared to regional courts.
Use Form 6A (Section 21) or Form 3 (Section 8). Double-check Section 21 prerequisites: deposit protection, EPC, gas safety, “How to Rent”.
For serious arrears (Ground 8) or antisocial behaviour (Ground 14), Section 8 may be faster than Section 21.
Use N5/N119 (or N5B for accelerated claims). File complete evidence: tenancy, rent schedule, proof of service. Good paperwork avoids adjournments.
With permission under County Courts Act 1984 s.42 and CPR Part 83/PD83, HCEOs can enforce faster than bailiffs, often weeks, not months. Costs are higher, and permission is discretionary.
Don’t sit on deadlines. File immediately after notice expiry, chase listings, and apply for enforcement as soon as possible.
Even with best practice, landlords should expect 5–6 months minimum, especially under Section 21 (because of its 2-month notice). Section 8 cases can be quicker, but enforcement delays remain the key bottleneck.
Section 21 status (September 2025): Still in force. The Renters’ Rights Bill is returning to the Commons on 8 September 2025. Until commencement, Section 21 and accelerated possession remain available.
Every week of delay is lost rent. Treat eviction like a project with three phases: notice → court → enforcement.
Helpland can:
Get your property back faster, talk to Helpland’s eviction specialists today.