Understanding how long eviction takes in the UK helps you plan realistically and avoid nasty surprises. The honest answer is: longer than you'd hope. A straightforward Section 21 eviction typically takes 4-6 months from serving notice to gaining possession, and contested cases can take much longer.

Quick Answer

Section 21: 4-6 months typical, up to 9 months if contested. Section 8: 2-4 months for rent arrears, longer for discretionary grounds. These times assume no errors in your paperwork.

UK Eviction Timeline Overview

Average eviction timelines for Section 21 and Section 8 notices

Eviction Timeline Overview

Every eviction follows the same basic stages, though the duration of each stage varies depending on your notice type, the tenant's response, and court delays.

Notice Period: 2 weeks to 2 months (depending on notice type)
Court Application: Processing takes 4-8 weeks
Possession Order: Issued if claim is successful
Tenant Vacates: 14-42 days given to leave
Bailiff Enforcement: If needed, add 4-8 weeks

The fastest evictions happen when tenants leave voluntarily during the notice period. The slowest occur when every stage is contested and you need bailiff enforcement.

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Section 21 Eviction Timeline

Section 21 is generally the most predictable route because the court must grant possession if your notice is valid. Here's a realistic timeline:

Stage	Duration	Running Total
Notice Period	2 months	2 months
Court Application Processing	4-8 weeks	3-4 months
Possession Order Issued	14-42 days for tenant to leave	4-5 months
Bailiff Warrant (if needed)	4-8 weeks	5-7 months
Bailiff Execution	1-2 weeks	6-8 months

Best case scenario: Tenant leaves during notice period = 2 months total. Worst case: Full court process with bailiff = 6-8 months.

Section 8 Eviction Timeline

Section 8 timelines vary significantly depending on which ground you're using. The mandatory Ground 8 (serious rent arrears) is fastest:

Ground 8 (Rent Arrears of 2+ Months)

Stage	Duration	Running Total
Notice Period	2 weeks	2 weeks
Court Hearing Scheduled	4-8 weeks	6-10 weeks
Possession Order	14 days typically	8-12 weeks
Bailiff (if needed)	4-8 weeks	12-20 weeks

Important: The tenant must still owe 2+ months rent at the court hearing for Ground 8 to succeed. If they pay down the arrears, you lose the mandatory ground.

Eviction Court Process Timeline

Court processing times can vary significantly by location

Section 21 Ends 1 May 2026

Time is running out to serve no-fault eviction notices. Don't wait until it's too late.

Serve Your Notice Now

The Court Stage Explained

Once your notice period expires and the tenant hasn't left, you must apply to court. This is where most landlords see delays.

Accelerated Possession (Section 21 only)

Section 21 claims can use the "accelerated possession procedure," which is faster because it's usually dealt with on paper without a hearing. However:

Only available if no rent is being claimed
If tenant disputes, a hearing will be scheduled
Processing takes 4-8 weeks on average

Standard Possession (Section 8 and disputed Section 21)

Cases requiring a hearing take longer. You'll receive a court date, attend (or have representation attend), and the judge will decide.

Court dates typically 4-12 weeks from application
May be adjourned if tenant requests more time
Multiple hearings possible for complex cases

Bailiff Enforcement

If the tenant doesn't leave after the possession order, you'll need bailiff enforcement. This is the final step but adds significant time.

Apply for warrant: Submit application and fee (£130 in 2026)
Warrant processed: 2-4 weeks for processing
Bailiff appointment: 2-6 weeks depending on court workload
Eviction day: Bailiffs attend and remove tenant if necessary

On the eviction day, bailiffs will ask the tenant to leave. If they refuse, bailiffs can physically remove them and change the locks. You should arrange a locksmith in advance.

How to Speed Up Your Eviction

While you can't control court timelines, you can avoid delays caused by errors:

Get the notice right first time: Invalid notices waste months
Use the correct form: Form 6A for Section 21
Keep perfect records: Deposit protection, gas certificates, etc.
Serve correctly: Follow proper service procedures
Apply to court promptly: Don't wait after notice expires
Complete forms accurately: Missing information delays processing
Consider both notices: Section 21 + Section 8 together for options

Eviction Timeline FAQ

What's the fastest possible eviction?

If your tenant leaves voluntarily during the notice period, a Section 8 Ground 8 notice with 2 weeks' notice is fastest. Section 21 minimum is 2 months regardless.

Can I speed up the bailiff stage?

You can request High Court enforcement instead of county court bailiffs. High Court Enforcement Officers (HCEOs) are often faster, sometimes within days, but cost more.

What if my tenant keeps paying rent during eviction?

You should accept rent payments—refusing could harm your case. Accepting rent during a valid notice period doesn't invalidate Section 21.

Do courts prioritize certain eviction cases?

Cases involving anti-social behaviour or serious rent arrears may get earlier hearing dates. Standard cases are processed in order received.

What delays evictions the most?

Invalid notices are the biggest delay—you have to start over. Other common delays include adjournments requested by tenants and incomplete court applications.

Start Your Eviction Right

The clock starts ticking when you serve your notice. Make sure you have a valid, court-ready document from day one.