Section 21 no-fault evictions were abolished on 1st May 2026.
All residential evictions in England now proceed under Section 8 of the Housing Act 1988. Every claim is grounds-based, evidence-driven and requires a court hearing. Read our full guide to the Renters’ Rights Act 2025 and what it means for landlords.
Regain Your Property with Confidence
When tenants refuse to vacate, timely and lawful action is essential. Equivo’s High Court Enforcement Officers deliver professional residential tenant eviction services across England and Wales, recovering your property efficiently while treating everyone involved with fairness and respect.
Using High Court Enforcement Officers for residential eviction delivers a faster possession process than County Court Bailiffs, who in London and the South East currently carry waiting times of 13 weeks or more. Whether you are a landlord instructing us directly or a solicitor instructing enforcement on behalf of a client, our dedicated Client Services team manages every stage of the residential possession process, ensuring full compliance with the Renters’ Rights Act 2025 at every step.
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Not every enforcement firm operates to the same standard. Ours are independently verified, which means when we act on your behalf, you’re protected by the same rigorous compliance and legal frameworks we’re audited against every year.
How Residential Tenant Eviction Works in 2026
1.
When Can You Evict a Tenant
From 1st May 2026, residential tenant eviction in England is only possible where a landlord can establish one or more specific statutory grounds under Section 8 of the Housing Act 1988. Section 21 no-fault evictions have been permanently abolished under the Renters’ Rights Act 2025. All tenancies have automatically converted to Assured Periodic Tenancies (rolling monthly agreements with no fixed end date). A court-issued Possession Order is required before any enforcement can take place, and every claim now requires a court hearing. There is no longer a paper-only accelerated route.
2.
Serving a Section 8 Notice
Before court proceedings, tenants must be given written notice citing one or more specific statutory grounds under Section 8 of the Housing Act 1988. The notice period varies by ground. For Ground 8 (serious rent arrears, where the tenant owes at least 3 months’ rent at both the notice date and the hearing date), 4 weeks’ notice is required. For Ground 1A (landlord intends to sell) and Ground 1 (landlord or family member requires the property), 4 months’ notice is required. Using the wrong form or notice period voids the entire claim and restarts the process from the beginning.
3.
Applying for a Possession Order
If the tenant does not vacate by the date stated in the notice, the landlord or their solicitor applies to the County Court for a Possession Order. Every residential possession claim now requires a court hearing. Depending on the grounds used and the evidence presented, the court may grant permission to transfer the Order to the High Court, allowing enforcement by High Court Enforcement Officers under a Writ of Possession. This transfer process is known as ‘transferring up’ and is handled under Section 42 of the County Courts Act 1984.
4.
Enforcement by High Court Officers
Once a Writ of Possession is obtained, Equivo’s High Court Enforcement Officers attend the property to execute the residential tenant eviction. Locks are changed, possession notices are affixed and the property is secured. County Court Bailiffs can take 13 weeks or more in London and the South East. Equivo acts significantly faster, reducing financial exposure, minimising the risk of property damage and getting landlords back in possession promptly.
Equivo’s Residential Eviction Process
1.
Instruction & Case Assessment
Once you instruct Equivo, we review your case and confirm all legal documents are in order. We verify the possession ground, check notice validity, confirm compliance obligations (EPC, gas safety certificate, deposit protection) and ensure all paperwork, including the High Court Writ of Possession, is correctly prepared. A dedicated point of contact is assigned from day one.
2.
Tenant Engagement
Where appropriate, our team contacts the tenant before enforcement to ensure they are aware of the pending action. This step can secure voluntary vacation or payment of outstanding rent arrears, reducing conflict and cost while keeping the residential eviction process fully compliant with the Renters’ Rights Act 2025.
3.
Enforcement Attendance
Equivo’s High Court Enforcement Officers attend the property at a pre-agreed time to carry out the residential tenant eviction. Locks are changed, possession notices are affixed and the property is secured. All tenant belongings are handled in full accordance with legal requirements under the Writ of Possession.
4.
Completion and Reporting
After possession is secured, keys are returned to you or your property agent. A full digital and photographic report is provided for your records. Ongoing support, including supervised tenant access, rent arrears recovery or property security, can be arranged through our Client Services team.
For a full breakdown of the new possession grounds and critical dates, read our Renters’ Rights Act 2025 guide for landlords.
Why Landlords and Solicitors Choose Equivo
Our residential tenant eviction service is delivered by fully authorised High Court Enforcement Officers with extensive experience in residential possession cases across England and Wales. We have managed thousands of possession instructions for private landlords, letting agents and solicitors, handling every case from transfer up of a County Court Possession Order to a High Court Writ of Possession, through to physical enforcement of the residential eviction. With the Renters’ Rights Act 2025 fundamentally changing the eviction landscape, precision and compliance are more important than ever. Equivo brings both.
Proven Expertise
Our High Court Enforcement Officers manage residential possession cases with the authority and precision that landlords and solicitors depend on. We understand the compliance requirements of the Renters’ Rights Act 2025 and ensure every residential eviction is executed correctly, first time.
Rapid Response
County Court Bailiffs in London and the South East currently carry waiting times of 13 weeks or more. Equivo’s High Court Enforcement Officers act significantly faster, minimising financial exposure and helping landlords regain possession of their property without unnecessary delay.
Focused Support
From first instruction to final possession, your named point of contact stays closely involved throughout the entire residential eviction process, keeping landlords and solicitors updated at every stage with clear, expert guidance and full reporting.
Your Residential Eviction Questions Answered
How much does a residential eviction cost?
Fees vary depending on the property size and complexity. A tailored quote is provided before instruction.
How long does the eviction process take?
Under the new grounds-based system, a Section 8 rent arrears claim (Ground 8) currently takes approximately 3 to 6 months from notice to possession order. With the removal of the accelerated possession route and increased court demand following the Renters’ Rights Act 2025, timelines are expected to lengthen. Early action and thorough documentation are essential.
Can I use Equivo if I do not yet have a Writ of Possession?
Yes, we can guide you through transferring a County Court Possession Order to a High Court Writ for enforcement.
Can I still use Section 21 to evict a tenant?
No. Section 21 no-fault evictions were abolished on 1 May 2026 under the Renters’ Rights Act 2025. No new Section 21 notices can be served. All possession claims must now be made using Section 8, which requires a specific statutory ground for possession. Every claim now requires a court hearing — the accelerated paper-only route has also been removed.
What are the main Section 8 grounds I can use?
The key grounds under the Renters’ Rights Act 2025 include: Ground 8 (serious rent arrears – tenant must owe at least 3 months’ rent at both the notice date and the hearing date, with 4 weeks’ notice required); Ground 11 (persistent arrears – tenant has been 2+ months in arrears on 3 or more occasions in the preceding 3 years); Ground 1A (landlord intends to sell – 4 months’ notice, cannot be used within the first 12 months of the tenancy); and Ground 1 (landlord or family member requires the property – 4 months’ notice). Our team can advise which grounds apply to your specific circumstances.
Does the Renter’s Rights Act 2025 apply to my existing tenancy?
Yes. On 1 May 2026, all existing Assured Shorthold Tenancies in England’s private rented sector automatically converted to Assured Periodic Tenancies — rolling monthly agreements with no fixed end date. There is no phased transition. The Act applies to England only; Scotland and Wales have separate legislation.
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