Bailiff Eviction Day - What to Expect (England Guide 2026)

You've been through the entire process: served notice, attended court, and obtained a possession order. But the tenant still hasn't left. The final step is bailiff enforcement—county court bailiffs physically removing the tenant from your property. This guide explains exactly what happens on eviction day and how to prepare.

Getting the Warrant of Possession

Before bailiffs can act, you need a warrant of possession. This is a separate step after obtaining your possession order.

When to Apply

You can apply for a warrant once:

• The date in the possession order has passed (tenant was supposed to leave but didn't)
• For suspended orders: the tenant has breached the conditions

How to Apply

1. Complete Form N325 (Request for Warrant of Possession)
2. Pay the court fee (£130 as of 2026)
3. Submit to the county court that made the order

Processing Time

After you submit the warrant application:

• Court issues the warrant (typically 1-2 weeks)
• Bailiffs schedule the eviction (typically 2-4 weeks after warrant issued)
• Total time from application to eviction: usually 4-8 weeks

Tenant's Right to Challenge

The tenant will be notified of the warrant. They can apply to have it:

• Suspended: If they can now pay arrears or comply with conditions
• Set aside: If there was an error in the original proceedings

If the tenant applies for suspension, this may delay the eviction while the court considers their application.

Before Eviction Day

Notification

You'll receive notice from the court with the scheduled eviction date and approximate time (usually given as a morning or afternoon slot rather than exact time). The tenant also receives notice.

Prepare Your Property Arrangements

Before eviction day, arrange:

• Locksmith: Book a locksmith to attend and change locks immediately after eviction
• Transport: If you'll be there, plan how you'll get to the property
• Support: Consider bringing someone with you—these situations can be emotional
• Storage: Plan for what to do with any belongings left behind

Contact Details

Ensure the court and bailiff service have your current contact details. If the eviction is postponed or rescheduled, you need to know.

What Happens on Eviction Day

Bailiff Arrival

County court bailiffs (sometimes called enforcement officers) arrive at the property at the scheduled time. They'll typically:

1. Knock on the door and announce themselves
2. Explain to anyone present that they have a warrant and the occupants must leave
3. Give a reasonable time for occupants to gather essential belongings
4. Supervise the occupants leaving the property
5. Hand possession to you (or your representative)

If the Tenant Is Present

Most tenants leave cooperatively, even if reluctantly. Bailiffs give them time to collect personal items and essential belongings. The bailiff will ensure:

• The tenant has opportunity to gather essentials (medication, documents, valuables)
• Any children or vulnerable persons are handled appropriately
• The situation remains calm and controlled

If the Tenant Refuses to Leave

Bailiffs have authority to physically remove occupants if necessary. In extreme cases, they can request police assistance. However, this is rare—most tenants comply when faced with an official bailiff with a warrant.

If the Property Is Empty

If no one's home, bailiffs will still execute the warrant. They'll wait for the locksmith to change locks and hand you the keys.

Forced Entry

If no one answers and the property appears occupied, bailiffs can force entry. This is legal under the warrant. A locksmith will handle this. You may be charged for locksmith services in such cases.

Your Role as Landlord

Should You Attend?

You don't have to attend personally, but it's often helpful:

• Pros: You can take immediate possession, assess property condition, secure the property
• Cons: Can be emotional or confrontational if the tenant is hostile

If you can't attend, send a representative with written authority. Someone needs to be there to receive possession and change the locks.

What You Can Do

• Be present to receive possession
• Arrange lock changes
• Document the property condition (photos/video)
• Make the property secure

What You Must Not Do

• Don't get involved in removing the tenant—that's the bailiff's job
• Don't engage in arguments or confrontations
• Don't prevent the tenant from collecting belongings
• Don't damage or dispose of tenant property during the eviction

Dealing With Tenant Belongings

Tenants often leave belongings behind. You have legal obligations regarding these items.

The Torts (Interference with Goods) Act 1977

This Act governs what you must do with abandoned belongings:

• You must take reasonable care of the items
• You must give the tenant reasonable opportunity to collect them
• You can eventually sell or dispose of items, but must follow proper procedures

Recommended Process

1. Inventory: Make a detailed list of items left behind with photos
2. Secure storage: Store items safely (on-site if secure, otherwise in storage)
3. Written notice: Send the tenant a letter listing items and stating they have 14-28 days to collect
4. Allow collection: Give reasonable opportunity for the tenant to collect
5. After deadline: Items of value should be sold; proceeds (minus storage costs) go to the tenant. Low-value items can be disposed of.

What Counts as "Belongings"

Personal possessions that were the tenant's property. Not included:

• Rubbish and waste
• Items that were fixtures and fittings (your property)
• Perishable goods that have spoiled

After the Eviction

Immediate Steps

1. Change locks: Do this immediately—bailiffs don't do this for you
2. Secure the property: Check all windows, doors, and access points
3. Document condition: Take comprehensive photos and video of the property's state
4. Utilities: Contact utility providers to transfer accounts
5. Insurance: Notify your landlord insurance if the property is empty

Property Condition Assessment

Compare the property's current condition against the original inventory. Note any:

• Damage beyond fair wear and tear
• Missing items that belonged to you
• Cleanliness issues
• Repair needs

Deposit Claims

If you protected a deposit, you can now make deductions for damage and cleaning. Follow the deposit scheme's process for making claims. Be prepared to evidence all deductions with photos and receipts.

Money Claims

If the tenant owes rent arrears or you have damage costs exceeding the deposit, consider:

• Money Claim Online for debts up to £100,000
• Small claims track for amounts under £10,000
• County Court Judgment (CCJ) if successful

Bailiff Eviction FAQ