How long does it take to evict a tenant in the UK?

You’re counting down the days until that tenant leaves. How long does it take to evict a tenant? The answer: it could be three months or eighteen. Everything depends on which legal route you take, and whether you make costly mistakes along the way. Section 21, Section 8, accelerated possession, each has its own timeline, its own pitfalls, its own way of draining your bank account while you wait. This article cuts through the confusion and tells you exactly what to expect at every stage. Before you take a single step, speak with a solicitor specialising in landlord and tenant disputes; they’ll save you thousands.

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Eviction process how long does it take: The speed depends on your eviction type

You need answers fast. Section 21, Section 8, accelerated possession; they sound like alphabet soup, but they’re fundamentally different routes with wildly different timescales. Pick the wrong one and you’ve just added months to your nightmare. Pick the right one and you could be done faster than you think.

The table below shows you exactly what you’re dealing with, so you stop guessing and start planning:

How long does it take to evict a tenant under section 21?

How long does it take to be evicted using Section 21 depends on five critical stages, each with fixed timescales and potential delays:

1. Notice period: 2 months. Your tenant receives written Section 21 notice. The two-month clock begins the day after valid service. Serving incorrectly restarts the entire process.
2. Court filing: weeks 8-10. After the notice expires, you file your possession claim at County Court. Processing time varies by court location; expect 1-2 weeks for initial acceptance.
3. Court processing: 2-4 weeks. The court reviews your paperwork. If everything is correct and uncontested, possession may be granted without a hearing. Contested cases require a court date.
4. Possession order to bailiff: 2-4 weeks. Once the court grants possession, you request a bailiff warrant. Scheduling depends on local bailiff availability and caseload.
5. Bailiff enforcement: 1 day. The bailiff executes the eviction on the assigned date. Your tenant is physically removed; the property is recovered.

Total timeline: 3-6 months in straightforward cases. Court backlogs, tenant defences, or service errors extend this to 9-12 months.

How long does it take to get a tenant evicted under section 8?

How long does an eviction take using Section 8 depends on the breach type and whether your tenant contests the claim:

• Notice period: 2 weeks to 2 months. For rent arrears, you serve a Section 8 notice requiring payment within 14 days. For other breaches (antisocial behaviour, property damage), the notice period is typically 2 months. The clock starts the day after valid service.
• Compliance or non-compliance: weeks 2-8. Your tenant either pays the arrears, remedies the breach, or ignores you. If they pay arrears within 14 days, the notice lapses and you cannot proceed. If they ignore it, you move to court.
• Court filing: weeks 8-12. You submit your possession claim at County Court with evidence of the breach and notice served. Processing takes 1-2 weeks for initial acceptance depending on court location.
• Court hearing: 2-8 weeks. Section 8 cases are discretionary; the judge decides whether eviction is proportionate. A hearing is mandatory. Court backlogs determine scheduling. Contested cases take longer than uncontested ones.
• Possession order: 1-2 weeks. If the judge rules in your favour, possession is granted. Your tenant typically receives 14-28 days to vacate voluntarily.
• Bailiff enforcement: 2-4 weeks. You request a bailiff warrant. Scheduling depends on local availability. The actual eviction takes one day.

Total timeline: 2-4 months for straightforward rent arrears. Contested breaches or judge discretion extends this to 5-8 months.

How long does it take to evict a tenant with accelerated possession

How long does it take to evict someone using accelerated possession is substantially faster than standard routes, but only if strict conditions are met:

• Notice period: 2 months. You serve a Section 21 notice on your assured shorthold tenant. The notice must comply exactly with prescribed form requirements. One deviation disqualifies you from the accelerated track entirely.
• Notice expiry: weeks 8-9. After two months expire, you proceed directly to court without waiting for the tenant to vacate voluntarily. No preliminary steps, no negotiation period.
• Court filing: weeks 9-10. You submit your accelerated possession claim (Form N5A) to County Court. This route bypasses the standard hearing process entirely; no oral argument, no judge discretion. The court reviews documents only.
• Court processing: 2-4 weeks. The court processes your claim faster than standard possession cases because there’s no hearing scheduled. If your notice was served correctly and the tenancy qualifies, possession is granted on the papers alone.
• Possession order issued: week 12-14. The court grants possession without a hearing. Your tenant receives 14-28 days to vacate. Most tenants leave during this grace period rather than face enforcement.
• Bailiff enforcement: 2-4 weeks. If voluntary departure doesn’t happen, you request a bailiff warrant. Scheduling varies by local bailiff capacity.

Total timeline: 2.5-4 months in uncontested cases. This is 1-2 months faster than Section 21 or Section 8.

What actually delays evictions: Real-world complications landlords face

How long does it take to legally evict a tenant often depends less on law and more on obstacles that derail your case entirely:

• Procedural errors in notice service: Wrong address, incorrect form, improper service. Restarts entire process (adds 2-3 months).
• Tenant counterclaims for disrepair: Outstanding repairs halt proceedings. Court may dismiss claim until repairs complete (adds weeks to months).
• Landlord arrears: Unpaid deposits or services block eviction. Court suspends proceedings until dispute resolves (unpredictable delays).
• Court backlogs: Metropolitan courts backlog 8-12 weeks. Rural courts faster but still delayed. Adds 4-12 weeks.
• Tenant contests claim: Hearing requests add 4-8 weeks. Court scheduling determines timing.
• Bailiff scheduling: Even after winning, bailiff queues run 2-6 weeks. Rural areas exceed this.
• Tenant abandonment: Belongings left behind require full eviction proceedings anyway (extends timeline months).
• Legal aid representation: Tenant solicitors request adjournments. Multiple hearings stretch process to 9-12 months.
• Bailiff access issues: Security gates or multiple locks require police assistance (adds 1-2 weeks).

FAQs

• How long does it take to evict a tenant UK? Section 21: 3-6 months. Section 8: 2-4 months. Accelerated possession: 2.5-4 months. Court backlogs and procedural errors extend timescales to 9-12 months.
• How long does it take to evict a tenant Scotland? Scottish law differs. Notice to Quit requires 60 days. Section 33 grounds follow different rules. Timescales typically 4-8 months. Consult a Scottish solicitor for accuracy.
• How long does it take to evict a commercial tenant? Commercial evictions follow business tenancy law, not residential rules. Timescales depend on lease terms and grounds. Typically 3-6 months but can extend longer.
• How long does it take to evict a council tenant? Council tenants have enhanced protections. Eviction grounds are restricted. Timescales often exceed 6-12 months due to procedural safeguards.
• How long does it take to evict a holdover tenant? Holdover situations (tenant remaining after lease expires) follow standard eviction routes. Section 21 applies: 3-6 months typically.
• How long does it take to evict a private tenant? 2-6 months depending on eviction route and whether tenant contests the claim. Section 8 for breaches: 2-4 months. Section 21 for no-fault: 3-6 months.

How long does it take to evict a tenant? 3-6 months typically, longer with delays. Procedural errors, court backlogs, and tenant defences routinely extend timescales to 9-12 months. Professional representation protects your case and accelerates the process.

Eviction timescales don’t have to be unpredictable!

Qredible’s’ network of specialist landlord solicitors takes control of your case, accelerating timescales and eliminating costly delays.

KEY TAKEAWAYS:

• Eviction timescales vary by route. Section 21: 3-6 months. Section 8: 2-4 months. Accelerated possession: 2.5-4 months. Court backlogs, procedural errors, and tenant defences extend timescales to 9-12 months.
• Procedural perfection prevents restarts. One error in notice service, form completion, or filing restarts the entire process (adds 2-3 months). Courts dismiss cases constantly due to defects.
• Hire a solicitor to accelerate eviction. Professional representation saves 2-3 months through expertise, strategic filing, and pre-emptive defence handling. Solicitor fees (£800-£2,000) pay for themselves through avoided delays.