Standard Possession Procedure England - When You Need It (2026 Guide)

The standard possession procedure is the default court process for evicting tenants in England when you cannot use the accelerated route. Unlike accelerated possession (which is paper-based), standard claims require a court hearing where both landlord and tenant can present their case to a judge. This guide explains when you need standard procedure, how to navigate the hearing, and what to expect.

What Is Standard Possession?

Standard possession is a court procedure under Part 55 of the Civil Procedure Rules where a district judge hears your claim for possession at a scheduled hearing. Both the landlord and tenant receive notice of the hearing date and can attend to argue their case.

The key features of standard possession are:

• Court hearing: A judge hears both sides before making a decision
• Evidence required: You must prove your grounds for possession
• Money claims allowed: You can claim rent arrears in the same proceedings
• Works with any notice: Required for Section 8 and optional for Section 21
• Judge's discretion: For discretionary grounds, the judge decides if possession is reasonable

This procedure gives both parties the opportunity to present evidence, call witnesses if needed, and respond to the other side's arguments. It's more thorough than accelerated possession but takes longer.

When Is Standard Possession Required?

You must use standard possession in these situations:

1. Section 8 Evictions

All Section 8 claims require a hearing. The judge must assess whether your grounds are proven and, for discretionary grounds, whether it's reasonable to grant possession. There is no paper-based route for Section 8.

2. Claiming Rent Arrears

If you want to recover unpaid rent as part of your eviction proceedings, you must use standard possession. The accelerated procedure is possession-only—no money claims allowed.

3. Complex Cases

When there are disputes about the tenancy, the validity of notices, or other contested issues, a hearing allows you to present evidence and argue your case.

4. When Accelerated Isn't Available

If your Section 21 case doesn't meet accelerated requirements (e.g., no written tenancy agreement), you must use standard procedure.

Forms and Documents

To issue a standard possession claim, you need:

Form N5 - Claim for Possession

The standard claim form for possession of property. It includes sections for:

• Claimant (landlord) and defendant (tenant) details
• Property address and description
• Type of tenancy and when it started
• Details of any notice served (Section 21 or Section 8)
• Grounds for possession (if using Section 8)
• Particulars of claim (why you want possession)
• Money claim if applicable (rent arrears amount)

Form N119 - Particulars of Claim

For possession claims, you typically complete Form N119 which provides detailed grounds. This form specifically covers:

• The type of tenancy (AST, assured, etc.)
• Notice details (which notice, when served, expiry date)
• Rent arrears calculations if claiming money
• Statement of the grounds relied upon

Supporting Documents

• Tenancy agreement: Copy of the full agreement
• Section 8 or 21 notice: The notice you served
• Proof of service: How and when the notice was delivered
• Rent schedule: Showing arrears if claiming money
• Evidence of grounds: Depending on which grounds you're using

Issuing Your Claim

Follow these steps to issue your standard possession claim:

Step 1: Complete the Forms

Fill in Form N5 and N119 accurately. Any errors can delay your case or result in the claim being struck out. Double-check all dates, amounts, and addresses.

Step 2: Prepare Copies

Make enough copies for the court, each tenant named on the claim, and yourself. Typically:

• 1 copy for the court
• 1 copy for each defendant (tenant)
• 1 copy for your records

Step 3: Submit to the Correct Court

File your claim at the county court that covers the property location. You can submit:

• Online: Through Possession Claims Online (PCOL) at gov.uk
• By post: Send to the county court with fee payment
• In person: Deliver to the court counter (check opening hours)

Step 4: Pay the Court Fee

The fee for a standard possession claim is £365. If you're also claiming rent arrears, additional fees may apply based on the amount claimed.

Step 5: Court Issues and Serves

The court will issue the claim (stamp it with a case number) and serve it on the tenant(s). They will set a hearing date, typically 4-8 weeks after issue, and notify all parties.

The Court Hearing

The hearing is your opportunity to present your case. Here's what to expect:

Arrival and Waiting

Arrive at least 30 minutes early. Check the court board for your case and courtroom number. The hearing may be listed as a "housing list" with multiple cases heard one after another.

Before the Judge

When called, enter the courtroom. The judge (usually a district judge) will be at the front. You can represent yourself or have a solicitor/barrister appear for you. Stand when speaking to the judge.

Presenting Your Case

The judge will ask you to explain your claim. Be prepared to:

• Confirm the tenancy details and rent amount
• Explain which notice you served and when
• State which grounds you're relying on
• Provide current arrears figures if claiming money
• Present any additional evidence supporting your grounds

Tenant's Response

The tenant can respond to your claims. They might dispute the arrears, argue the notice was invalid, or explain circumstances (illness, benefits issues, etc.). For discretionary grounds, they may argue it's not reasonable to grant possession.

Judge's Decision

After hearing both sides, the judge makes a decision. For mandatory grounds (like Ground 8 with 2+ months arrears), the judge must grant possession if the conditions are met. For discretionary grounds, the judge decides what's reasonable.

Preparing Your Evidence

Strong evidence is crucial for a successful outcome. Bring:

Essential Documents

• Original tenancy agreement: Signed copy if possible
• Your notice: Section 8 or 21 with proof of service
• Rent schedule: Dated ledger showing all rent due and payments
• Bank statements: Showing rent payments (or lack thereof)
• Correspondence: Letters, emails, or texts about arrears or issues

Ground-Specific Evidence

Depending on your grounds, you may need additional evidence:

• Ground 8: Up-to-date arrears calculation showing 2+ months owed
• Ground 14: Incident reports, neighbour statements, police reports
• Ground 12: Evidence of specific tenancy breaches
• Ground 1: Proof you previously lived there and need to return

Witness Statements

If you have witnesses (neighbours, managing agents), prepare signed witness statements. The court may allow witnesses to give oral evidence, but written statements are usually sufficient.

Possible Outcomes

The judge may make one of several orders:

Outright Possession Order

The tenant must leave by a specified date (usually 14 days, or 28 days if exceptional hardship). If they don't leave, you can apply for a bailiff warrant.

Suspended Possession Order

Common for rent arrears cases. The possession order is suspended as long as the tenant pays current rent plus an agreed amount toward arrears (e.g., £50/month). If they default, the suspension lifts and you can request a warrant.

Money Judgment

If you claimed rent arrears, the judge may order the tenant to pay the amount owed. This creates a County Court Judgment (CCJ) that you can enforce if they don't pay.

Adjournment

The judge may adjourn (postpone) the case if more information is needed or to give the tenant time to obtain legal advice. Adjournments are frustrating but sometimes unavoidable.

Claim Dismissed

If the judge finds your notice was invalid, grounds aren't proven, or (for discretionary grounds) it's not reasonable to order possession, your claim may be dismissed. You may be able to start again with a new notice.

After the Possession Order

Once you have a possession order:

If the Tenant Leaves

Ideal outcome. Change the locks once the property is vacant. Take inventory, deal with any belongings left behind according to the Torts (Interference with Goods) Act 1977.

If the Tenant Doesn't Leave

Apply for a warrant for possession using Form N325. The county court bailiff will schedule an eviction date. This typically takes 4-8 weeks. You can also use High Court enforcement (Form N293A) which is often faster.

For more on the bailiff process, see our Bailiff Eviction Day guide.

Timelines and Costs

Standard possession takes longer than accelerated. Here are realistic timeframes:

*Section 8 notice periods vary by ground. Ground 8 (rent arrears) requires 2 weeks minimum; Ground 1 (landlord returning) requires 2 months.

Costs

• Court fee: £365 for possession claim
• Money claim fee: Additional fee based on amount (e.g., £115 for claims up to £5,000)
• Bailiff warrant: £130
• High Court transfer: £71 (if using HCEO instead of county court bailiff)
• Solicitor (optional): £800-2,500+ depending on complexity

Standard Possession FAQ