Tenant Eviction Law

Watch Our Tenant Eviction Guide

Our eviction solicitors walk you through the entire eviction processfrom serving notices to securing possession so you know exactly what to expect.

Take Back Control Today: fill in our quick contact form or call us on 03301224267 (Mon–Fri, 9am–6pm).

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Section 8 Eviction – Fast Action on Rent Arrears or Breach

Fast Tenant Eviction – Serve a Valid Section 8 Notice Today.

Legally remove tenants who owe rent or breach their tenancy. Get a valid Section 8 notice drafted and served within hours.

If your tenant has stopped paying rent, damaged your property, or broken tenancy terms, the quickest first step is a Section 8 eviction notice. This legal notice tells your tenant they must leave by a set date – in some cases as little as 14 days, depending on the grounds.

Often, serving this notice alone is enough for tenants to pay arrears or move out voluntarily. If they don’t, the notice allows you to move forward with court proceedings and bailiff enforcement if required.

Our Service Includes:

• Drafting a legally correct Section 8 notice that won’t be thrown out in court.
• Selecting the right grounds for eviction (e.g. rent arrears, nuisance, breach).
• Calculating the earliest lawful date your tenant must leave.
• Immediate service of the notice by our specialist eviction team.

Everyday you wait risks more unpaid rent. Take action now and protect your investment.

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Section 21 Eviction – Regain Possession at Tenancy End

Fast Tenant Eviction – Regain Your Property, Serve Section 21 Notice.

End a tenancy the legal way. We prepare and serve Section 21 notices quickly and correctly.

If you want your property back at the end of a fixed term – or even during a rolling tenancy – the correct step is a Section 21 notice to quit. This gives your tenant a minimum of two months’ notice to vacate the property.

Most tenants leave by the deadline, but if they don’t, the notice is the essential first step before applying to court and arranging bailiff enforcement.

Our Service Includes:

• Preparing and serving a legally valid Section 21 notice.
• Checking compliance with all landlord obligations (deposit protection, prescribed information, EPC, How to Rent guide).
• Accurately working out the end date of the notice period.
• Handling the process quickly and correctly so you avoid costly mistakes.

The sooner you serve notice, the sooner you can regain control of your property. Don’t let delays cost you more time and money.

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Mandatory Grounds for Possession

• Ground 1:Landlord occupation (2 months’ notice)
  The landlord requires possession because they previously lived in the property as their main home, or now wish to move in as their main residence.
• Ground 2: Mortgage repossession (2 months’ notice)
  The property is subject to a mortgage and the lender (mortgagee) is entitled to exercise a power of sale.
• Ground 3: Holiday let (2 weeks’ notice)
  The tenancy is for a fixed term of no more than 8 months, and the property was previously used as a holiday let.
• Ground 4: Student accommodation (2 weeks’ notice)
  The tenancy is for a fixed term of no more than 12 months, and the property is student accommodation let out of term.
• Ground 5: Minister of religion (2 months’ notice)
  The property is required for use by a minister of religion, e.g. clergy housing.
• Ground 6: Redevelopment (2 months’ notice)
  The property requires substantial redevelopment or demolition that cannot reasonably be carried out with the tenant in occupation.
• Ground 7: Death of tenant (2 months’ notice)
  The tenant has died and the tenancy has passed to someone not entitled to succeed under the law.
• Ground 8: Rent arrears (2 weeks’ notice)
  The tenant is in serious rent arrears – typically at least 8 weeks’ arrears (weekly tenancy) or 2 months’ arrears (monthly tenancy) both at the date of the notice and the hearing.

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Discretionary Grounds for Possession

• Ground 9 – Alternative accommodation (2 months’ notice)
  Suitable alternative housing is available for the tenant when possession is granted.
• Ground 10 – Rent arrears (2 weeks’ notice)
  The tenant has rent arrears at the time of serving the notice and at the hearing.
• Ground 11 – Persistent delay in rent (2 weeks’ notice)
  The tenant has a history of paying rent late, even if not currently in arrears.
• Ground 12 – Breach of tenancy (2 weeks’ notice)
  The tenant has broken a term of the tenancy agreement, other than rent payment.
• Ground 13 – Damage to property (2 weeks’ notice)
  The property has deteriorated due to the tenant’s neglect or conduct.
• Ground 14 – Nuisance / illegal use (immediate to 2 weeks’ notice)
  The tenant causes nuisance, annoyance, or engages inillegal/immoral use of the property. The court can act quickly here as this is a serious ground.
• Ground 15 – Damage to landlord’s furniture (2 weeks’ notice)
  The tenant has allowed the landlord’s furnishings to deteriorate through ill-treatment.
• Ground 16 – Former employee tenancy (2 months’ notice)
  The tenant occupies the property under a service tenancy (e.g. as part of former employment).
•  Ground 17 – False statement (2 weeks’ notice)
  The tenancy was granted based on a false statement knowingly made by the tenant.

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Possession Order – Taking Your Tenant to Court

Possession Orders Made Simple – Court Action for Landlords

If a tenant ignores your notice, the next step is to apply to the court for possession. When a tenant refuses to leave after being served with a Section 8 or Section 21 notice, you must move quickly to protect your property and income. The next legal step is to issue possession proceedings in the County Court.

You don’t need to worry about the paperwork or procedure. Our experienced tenant eviction specialists take care of everything from start to finish. We will:

• Draft and file all necessary court documents on your behalf.
• Guide you through each stage of the possession process.
• Use our proven expertise to secure a possession order quickly and correctly.

With our team handling your case, you’ll have the confidence of knowing your eviction is legally sound and progressing without unnecessary delay.

FASTTRACK YOUR EVICTION TODAY

Bailiff Enforcement – Removing Tenants Who Still Refuse to Leave

Bailiff Eviction – The Final Step to Regain Your Property

If tenants don’t leave after a court order, bailiff enforcement guarantees vacant possession. Sometimes, tenants ignore even a possession order. In that situation, the final stage is to apply for a warrant of possession. This allows County Court Bailiffs – or, where appropriate, High Court Enforcement Officers – to lawfully remove the tenant and return your property to you.

Our team manages the process from start to finish, including:

• Applying for the warrant of possession without delay.
• Instructing bailiffs or enforcement officers on your behalf.
• Ensuring every step complies fully with the law, giving you a clean and enforceable eviction.

This is the last stage of the tenant eviction process, and it provides landlords with complete certainty that their property will be recovered. Acting quickly avoids further lost rent and ensures you can re-let your property sooner.

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Why you must lawfully evict tenants

However frustrating a tenancy dispute becomes, eviction must follow the legal process. Cutting corners (changing locks, blocking access, intimidation, removing belongings, or any form of forced eviction) risks criminal liability, loss of a possession claim, and paying the tenant’s legal costs. A compliant route protects your position and speeds up a clean handover of the property.

Serving a Section 8 notice

If your tenant has breached the tenancy (e.g., rent arrears or other grounds set out in Schedule 2 of the Housing Act 1988), you can serve a Section 8 notice. Use the prescribed “Notice seeking possession of a property let on an assured tenancy or an assured agricultural occupancy” form. Grounds and notice lengths vary—accuracy matters. We draft, serve, and evidence compliance so your claim is court-ready.

Steps to take when evicting tenants (overview)

• Section 21 (no-fault) or Section 8 (breach):
  We review compliance (deposit, EPC, gas safety, EICR, licensing, How to Rent) and cure issues where possible before notice is served.
• Issue possession proceedings: If the tenant does not vacate, we issue a Part 55 possession claim. A court fee applies (check current fee).
• Hearing & order: We represent you at the hearing and seek possession, rent arrears, costs, and appropriate timescales for possession.
• Enforcement: If the tenant still remains, we arrange County Court bailiffs or, where appropriate, transfer up to High Court Enforcement Officers for faster execution.

It’s essential to follow the rules precisely. A single defect can derail a case. Our eviction solicitors provide clear, step-by-step guidance and handle the paperwork and advocacy for you.

Ready to speak with a solicitor?

We assist landlords across England & Wales. Call 03301224267 or use the enquiry form for a swift assessment.

Your eviction lawyer: Sheik Islam

Sheik Islam (LLB Hons)

Principal Lawyer & Founder

20+ years’ legal experience

Fast contact

• Phone: 03301224267
• Form: Send brief details and we’ll respond promptly with next steps.
• Response aim: Same business day for urgent possession matters.

The service area we cover in England & Wales.

• Manchester (City Center): M2 — 53.47894, -2.24528
• London (Central): WC2N / SW1A — 51.50740, -0.12780
• Birmingham: B1 — 52.48624, -1.89040
• Leeds: LS1 — 53.79970, -1.54920
• Liverpool: L1 — 53.40840, -2.99160
• Sheffield: S1 — 53.38110, -1.47010
• Nottingham: NG1 — 52.95480, -1.15810
• Bristol: BS1 — 51.45450, -2.58790
• Newcastle upon Tyne: NE1 — 54.97830, -1.61780
• Cardiff: CF10 — 51.48160, -3.17910
• Swansea: SA1 — 51.62140, -3.94360

Need lawful possession fast? Speak to an eviction solicitor today. Call 03301224267 or send an enquiry—we’ll outline your best route (Section 8 or 21), timelines, and costs before we act.