🏠 Eviction Process for Residential Landlords (England, 2025)
- MAS Letting's & Management
- Sep 27
- 2 min read
Updated: Oct 14
Evictions typically fall under two main routes:
🔹 1. Section 21 – “No-Fault” Eviction
Used when you want to regain possession of the property at the end of a fixed term or during a periodic tenancy without giving a reason.
✅ Requirements Before Serving:
You must have:
Protected the deposit in a government-approved scheme
Given the tenant:
Gas Safety Certificate
Energy Performance Certificate (EPC)
“How to Rent” guide
EICR (Electrical Safety Certificate)
📅 Notice Period:
2 months’ notice (minimum)
You cannot serve during the first 4 months of a tenancy.
⏳ Validity:
Notice valid for 6 months from date of service.
You can apply to court if the tenant doesn’t leave after 2 months.
🔹 2. Section 8 – Eviction with Grounds
Used when a tenant has breached the tenancy — common reasons include rent arrears, anti-social behaviour, or property damage.
🧾 Common Grounds:
Ground 8: 2+ months' rent arrears (mandatory)
Ground 10: Some arrears (discretionary)
Ground 11: Persistent late payments (discretionary)
📅 Notice Period:
Typically 2 weeks for rent arrears (Ground 8)
Can vary from 2 weeks to 2 months, depending on the ground
🏛️ Next Step:
After notice expires, apply for a possession order through the court.
🧑⚖️ Court Process for Possession
If the tenant doesn’t leave after notice:
Apply to the County Court for possession
Court sends tenant a defence form
A hearing may be scheduled (especially under Section 8)
If successful, court grants a Possession Order (usually 14–28 days)
If tenant still doesn’t leave, apply for a bailiff or High Court Enforcement Officer (HCEO)
⚠️ Illegal Evictions – Don’t Risk It
Landlords must not:
Change locks
Harass or threaten tenants
Cut off utilities
Doing so can lead to:
Criminal prosecution
Fines and damages
Being banned from letting properties
🤝 Support for Landlords
📞 Legal & Advisory Support:
MAS Lettings & Management Specialist Eviction Team
