What to do after winning a possession order

Standard possession orders give the tenant 14 days to leave (sometimes up to 42 days if the court finds hardship). Note the exact date the court set. Do not take any steps to re-enter before this date passes.

If the tenant does not leave by the order date, file Form N325 (Request for Warrant of Possession) at the same court. The current fee is £143.

The court will issue a warrant and instruct County Court bailiffs to attend and execute the order. Typical wait: 6 to 12 weeks from filing to the bailiff appointment date.

For faster enforcement, you can apply to transfer the warrant to the High Court (Form N244 plus a £71 transfer fee). High Court Enforcement Officers (HCEOs) typically attend within 2 to 4 weeks. HCEOs can also seize goods in satisfaction of a money judgment at the same visit.

Transfer up is particularly worthwhile where arrears are significant and the tenant has assets worth pursuing.

Be present (or have an agent present) at the enforcement appointment. The bailiff or HCEO will attend, verify the property is occupied, and formally take possession. Have a locksmith ready to change locks immediately.

If the tenant is not there, you can still take possession. Leave a notice of the action taken inside/on the property.

Do not throw away items immediately. The Torts (Interference with Goods) Act 1977 requires you to give the former tenant a reasonable opportunity to collect their belongings. Write to their last known address, give 14 to 28 days, then dispose of or sell uncollected items. Keep records.

A possession order for arrears can include a money judgment for the amount owed. If so, you can enforce this separately via: County Court bailiff, High Court writ, attachment of earnings order, or charging order on the debtor's property.

If you did not claim the money at the same time as possession, you can issue a separate money claim (Form N1) up to 6 years after the debt arose.