How Long Does it Take For Landlords to Evict a Tenant?
By Azeem S. | Created on 7th April 2026
As a busy landlord, the eviction process can be daunting and time consuming but sometimes you can’t avoid it. So, how long does it take to evict a tenant in Bromley, Dartford, Tower Hamlets, Ilford or elsewhere in Greater London? While some landlords may find a tenant happy to move out within a few weeks, gaining vacant possession can be time consuming, especially as things are about to change.
Will Eviction Be Faster Under The Renters’ Rights Act?
There will only be one way to evict a tenant when the Renter’s Rights Act is implemented on 1st May 2026 and that will be using a Section 8 eviction notice. Many landlords are asking how long does it take to evict a tenant now and will it get faster after the Act is enforced? Revised and new grounds for possession will carry different notice periods, which are detailed here. In some cases, landlords will have to wait longer to serve an eviction notice. Additionally, we don’t know how the court system will hold up as almost every eviction will need a hearing.
Being Informed Is Essential
Landlords need to familiarise themselves with the incoming Section 8 eviction notice process as it has been amended in light of the Renters’ Rights Act. This new legislation started life as a Bill and the majority of its contents will be implemented on 1st May 2026, with immediate effect. There will be no ‘phasing in’ of new laws, including the end of the Section 21 eviction notice.
The 30th April 2026 will be the final day a landlord can serve an outgoing Section 21 eviction notice. Full details about the new eviction process, including new notice periods, is published by the Government here.
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Understanding Section 8 Eviction Notices
When a landlord wants to regain their buy-to-let, they need to have a ‘ground for possession’. They must use one or more of the mandatory or discretionary grounds defined by the Government and attached to a Section 8 eviction notice – you can find a full list of them online here.
There are many different reasons for evicting a tenant. These can include:
A landlord wants to move into the property themselves
A landlord wants to move a family member or friend into the property
A landlord wants to sell the property with vacant possession
The tenant is in rent arrears or repeatedly pays their rent late
The tenant is maliciously damaging the property or letting it fall into disrepair
There has been a significant breach of the lease agreement
The tenant is engaged in anti-social behaviour or illegal activity at the property
There is evidence of fraudulent activity or false statements during credit checks
The superior freeholder is selling the building, or a superior lease is ending
The property is being repossessed
The building is being redeveloped or demolished
The tenant failed Right to Rent checks
How Long Does It Take To Evict A Private Tenant In 2026?
The Renters’ Rights Act changes some of the notice periods that landlords must give a tenant and that means the eviction process may take longer from 1st May 2026. Here are the most important changes:
A landlord will need to check the exact notice period for the possession ground they are going to use
From 1st May 2026, a notice period could be immediately (ground 7A), up to 4 months’ notice
If the landlord is using ground 1 or 1A to gain vacant possession to sell or to occupy, a Section 8 eviction notice can’t be served in the first 12 months of a new tenancy. After then, a 4 months’ notice must be given before going to court to apply for a possession order
What Is The Normal Eviction Process?
In normal circumstances, the process you will need to follow to evict a private tenant is as follows:
1. Give Written Notice
Write to your tenant, ideally by hand-delivered mail, giving them formal notice to vacate the property. All evictions must start with a Section 8 notice from 1st May 2026. Landlords will need to use a new Form 3A and this will be added to the Government’s website ahead of 1st May 2026.
2. Claim Possession Of Your Property
If your tenant ignores a Section 8 notice, the next step is to apply to court for a possession order. You can use the possession claim service, which will allow you to complete the paperwork online and review your claim’s status. To note, the accelerated possession procedure that accompanied Section 21 notices will cease to exist from 1st May 2026.
3. Apply To The County Court
If your tenant doesn’t acknowledge the possession order, you must apply for an eviction date with the county court bailiff. Government has confirmed the county court possession process is staying the same after 1st May 2026, although a new digital possession service is planned for the future.
What Is A Possession Order?
Landlords must apply for a warrant of possession – also known as a possession order – to get a date by which tenants must have vacated and left the property. As a result of the switch to exclusive Section 8 eviction notices, almost all evictions will require a court hearing so a landlord can prove their grounds for possession. The result of a court hearing will be either:
Outright possession order – tenants must vacate the property before the date set, typically 14-28 days after the court date but potentially as much as 6 weeks later.
Suspended possession order – a date’s set for the tenant to leave, but they can stay on if they correct the issues (e.g. paying outstanding rent). If they fall foul of the conditions, you can apply for a warrant of possession.
Postponed possession order – no date is set but if the tenant crosses the conditions of the order, you can apply to court for a fixed eviction date.
What Is A Warrant Of Eviction?
A warrant of eviction states the date and time the tenant must move out of your property. The bailiffs will also issue the tenant a notice of eviction with the date and time. If the tenant has not vacated the property by the stated time, the bailiffs will visit the property and force the tenant to leave. The landlord must apply for a warrant of eviction from the county court, legally permitting bailiffs to evict tenants from the property.
Can Tenants Stop Bailiff Eviction?
If you’ve applied for bailiffs to evict the tenants, the process can be stopped if the tenants can’t attend the court date for a valid reason or if you, the landlord, served an eviction notice that’s not valid.
How Long Does It Take Bailiffs To Evict Tenants?
A bailiff can evict a tenant from the date detailed on the eviction notice that’s issued as a result of a court warrant. Landlords should note, however, that tenants can ask a judge to ‘suspend’ a warrant for possession at a new hearing. This could allow the tenants to stay in the property for longer.
What Can Slow Down How Long It Takes To Evict A Tenant?
To avoid having your eviction case rejected or delayed, you must ensure you’ve fulfilled all your obligations as a landlord. Crucial to serving a valid Section 8 eviction notice is proof of protecting the tenant’s deposit in a government-approved deposit protection scheme.
The landlord must also evidence that they gave the tenant the associated ‘prescribed information’: how the deposit has been held, what protection scheme was used, confirmation of the amount held, supply of the landlord’s contact details and information on how the tenant can get their deposit back when they leave.
Additionally, the right forms must be completed correctly, using the Government’s guidance notes. Landlords are required to write out the full wording of the ground(s) for possession they are citing on the notice of possession (the new Form 3A). Using an outdated form or eviction notice may result in your application being delayed or rejected.
Finally, the prescribed notice period must be observed, taking into account any changes from 1st May 2026, and the dates/timings contained within any notice must be accurate. For example, the Government says: ‘to use some of the possession grounds, you must have told the tenant at the start of the tenancy that you may use them. This is called giving your tenant ‘prior notice’. These grounds can include grounds 2ZA, 2ZB, 4A and 5C.
Other aspects that can delay an eviction or lead to a notice rejection include:
No record of the landlord serving the tenant a copy of the Government’s ‘How to Rent‘ guide
Remember, even if your tenant owes rent, you must not enter the property without permission, remove their belongings or change the locks – you must seek legal advice and go through the proper eviction process.
What Can Speed Up How Long It Takes To Evict A Tenant?
There is no magic solution to help you achieve a fast eviction. The advice is to ensure you fully understand your legal obligations as a landlord, as any lapses could slow things down. Document everything carefully, opt for written communication and be meticulous in collating any evidence. And of course, do not take any actions that could be perceived as harassment (or illegal), like changing the locks if the tenant is in arrears.
How Can Landlords Be Prepared?
The amount of time it takes for the eviction process varies significantly. Landlords must be prepared for the loss of rental income and always have a reserve fund in place. Preventing eviction processes is preferred and we encourage landlords to invest in finding suitable tenants before signing a tenancy agreement.
Find Out More
If you’re a landlord looking for advice on your rental property in London, whether you’re in Enfield, Chadwell Heath, Wanstead, Barkingside or Croydon, we’d be happy to help. Contact us today to discuss any aspects of letting property, including how to manage the eviction process.
I began as a junior apprentice in a corporate estate agents in 2006 have been working in the property sector since, so over 14 years of experience. I have worked in a range of industries from Property sales and lettings, to construction, development, commercial sales and lets as well as facilities management and maintenance. I have a degree in Economics, enjoy keeping fit and healthy, support Man Utd and have a young family.
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