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Understanding the eviction process is a necessary part of being a landlord. We take a look at how long it takes to evict a tenant and what you need to know
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Written by
Ben Luxon
PUBLISHED ON
Nov 5, 2025
One often encounters tales of landlords entangled in protracted eviction battles, coupled with accumulating rent arrears. While such scenarios do happen, it's important to note that tenant evictions don't always resemble nightmares. When following the appropriate procedures, evictions can be straightforward and concluded relatively swiftly.
However, significant changes are coming. The Renters' Rights Act 2025 received Royal Assent on 27 October 2025 and will fundamentally transform the eviction process in England when it comes into force in 2026. Most notably, Section 21 "no-fault" evictions will be abolished completely, meaning all evictions will require landlords to prove specific grounds under an enhanced Section 8 process.
This article covers both the current eviction procedures (valid until the Act is implemented) and the new rules coming into force in 2026.
So, how long does it take to evict a tenant? Unfortunately, there is no short answer. We’ve seen times when it’s taken as little as 14 days after receiving notice for a tenant to vacate, while at other times the tenant has stubbornly remained in situ for months. Generally speaking then, the eviction process can range from 14 days to 6-8 months.
Current timescales (until Renters' Rights Act implementation): 14 days to 8 months
Expected timescales under new legislation (from 2026): 4-12 months minimum
The duration of an eviction is contingent upon individual circumstances, primarily hinging on the cooperation of the tenant. Additionally, external factors, such as the workload of the courts (relevant only if the case progresses to that stage, which, ideally, it should not), can influence the timeframe.
Before we detail the current eviction process, it's crucial to understand the upcoming changes:
Section 21 "no-fault" evictions will be completely abolished. Landlords will no longer be able to evict tenants without providing a valid legal reason. All evictions will require Section 8 notices with specific grounds.
Extended Notice Periods
Landlords who evict to sell or move in cannot re-let the property for 12 months after giving notice (16 months total restriction period).
With all evictions requiring court hearings and no accelerated possession process, court delays are expected to increase significantly from 2026 onwards.
Implementation Timeline: The government has not yet announced the exact implementation date, but it's expected in mid-to-late 2026. Landlords will be given "sufficient notice" to adjust.
Related: The Renters' Rights Bill: What Landlords Need to Know
The following information applies to evictions under current legislation. This will change when the Renters' Rights Act comes into force.
The tenant eviction process typically consists of three steps. While progressing through all the steps may not always be necessary, a failure in one step may require advancement to the next, inevitably elongating the timeframe.
Step 1: Serving legal notice, commonly known as Section 8 or 21 notices.
Step 2: Court Proceedings.
Step 3: Warrant of Possession, involving the involvement of bailiffs.
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Assuming that your tenant is willing to comply and voluntarily vacate the premises upon receiving adequate notice, they will typically vacate the property on the specified date without any complications. The timeframe for this process can range from 14 days to 2 months.
If you serve a Section 21 notice during the fixed term of the tenancy, you are required to provide a two-month notice period to your tenant.
On the other hand, if you serve a Section 8 notice (due to valid grounds for eviction, such as rent arrears), the notice period can vary from 2 weeks to several months, depending on the specific grounds cited in the notice. For instance, if the reason for eviction is rent arrears, which is the most common ground for eviction when serving a Section 8 notice, the notice period is set at 14 days, meaning the tenant is granted a 14-day period from the day of notice to vacate the premises.
In many instances, the act of serving a notice alone is sufficient to compel tenants to vacate. However, it is important to note that there may be exceptions to this general trend.
Section 21 Notice Being Abolished: Again, note that, under the Renters' Rights Act 2025, Section 21 will be completely abolished in 2026. This article describes the current process for reference, but landlords should prepare for the new Section 8-only system.
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The likelihood of a tenant voluntarily vacating the premises after being served with a Section 8 notice is statistically pretty low. This is primarily because Section 8 notices are typically issued based on rent arrears, and tenants facing arrears often lack the financial means to secure a deposit for a new rental property, leading them to remain in the current property. Landlords tend to have better success when serving notices based on grounds other than rent arrears.
If your tenant disregards the served notice, whether it is a Section 8 or Section 21 notice, you, as the landlord, will need to initiate legal proceedings by applying to the court for a possession order. The GOV website offers the possession claim online service, which enables you to complete court forms online and track the progress of your claim. The cost for this service is £325. Under the new Renters' Rights Act, all claims will require hearings, increasing legal costs significantly.
Typically, it takes around 6-8 weeks for a judge to grant a possession order under either Section 8 or Section 21. This is expected to increase to 8-12 weeks or more from 2026 due to removal of accelerated possession and increased court workload.
It's not uncommon for tenants to disregard the possession order issued by the court, typically granting a 14-day period. In such cases, landlords must proceed to the final step, which involves applying for an eviction date through the County Court Bailiff. This stage can take anywhere from 5 to 10 weeks, depending on the resources and efficiency of the specific court involved.
Unfortunately, in the absence of the tenant's voluntary agreement to vacate the property, there is no formal legal procedure that you can use to speed up the eviction process. This applies even in scenarios such as when illegal activities are being conducted on the premises, when the landlord intends to sell their buy-to-let property, or when accumulated rent arrears lead to mortgage payment defaults.
Some landlords attempt to persuade tenants to vacate by offering financial incentives, either in the form of direct monetary compensation or by forgiving or reducing outstanding rent arrears. These strategies can prove effective, however, as a landlord, it can be challenging to accept these arrangements, particularly if the tenant initiates negotiations.
Changes from 2026: The removal of Section 21 and longer mandatory notice periods mean eviction timescales will increase across the board. The only exception is for anti-social behaviour cases, where landlords can still act immediately. Landlords concerned about property sale or personal occupation should plan 16+ months ahead (4 months notice + 12 months re-letting restriction).
Current eviction costs include:
Expected costs from 2026: With all cases requiring court hearings and no accelerated possession option, legal costs are expected to increase by 40-60%. Landlords should budget £2,000-£5,000+ for contested evictions.
The duration of tenant evictions can vary significantly, ranging from as short as 14 days to several months. However, there are numerous instances where evictions have been unnecessarily prolonged or become prolonged due to improper adherence to the appropriate procedures.
To ensure the most efficient eviction process, it is crucial for landlords to prioritise legal compliance and carry out all necessary actions in the proper manner. By doing so, landlords can minimise unnecessary delays and ensure a smoother eviction process.
A: Yes, Section 21 remains valid until the Renters' Rights Act is fully implemented (expected 2026). However, you must have served all required documents (How to Rent guide, EPC, Gas Safety Certificate, deposit protection) correctly.
A: The government has not announced the exact implementation date, but it's expected to be mid-to-late 2026. Landlords will receive "sufficient notice" before the changes take effect.
A: Currently 4-8 weeks depending on whether you use accelerated or standard possession. From 2026, expect 8-12 weeks minimum as all cases will require hearings.
A: Accelerated possession (available only with Section 21) typically takes 4-6 weeks. This process will be abolished under the new Act.
A: For sale or personal occupation: 4 months (after first 12 months of tenancy). For rent arrears: 4 weeks (3+ months arrears). For anti-social behaviour: Immediate/short notice still possible.
A: Yes, but only after the first 12 months of the tenancy, with 4 months' notice, and you cannot re-let for 12 months afterward (total 16-month restriction).
A: Currently: 14 days notice + 6-8 weeks court + 5-10 weeks bailiff = 4-5 months minimum. From 2026: 4 weeks notice + 8-12 weeks court + 6-12 weeks bailiff = 6-8 months minimum.
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