Bailiff eviction: what happens next
The order is granted, the deadline passed, they are still there.
A possession order does not magically remove the tenant. It gives you the right to apply for a warrant of possession, which sends a court bailiff or High Court Enforcement Officer to do the eviction. This adds 4 to 10 weeks on average.
Apply for the warrant
Use form N325. Fee £143. The application must be made within 6 years of the possession order. Most landlords apply within days of the deadline expiring.
Bailiff scheduling
The court bailiff contacts you with an appointment date. Waits vary: 4 weeks in efficient areas, 10+ in busy ones (typically London). The bailiff gives the tenant at least 7 days written notice of the eviction date.
On the day
The bailiff attends, gives the tenant a final opportunity to leave, then removes them. If the tenant is not present, the bailiff effects entry and changes the locks. You should attend with a locksmith.
High Court Enforcement Officer alternative
Faster than County Court bailiffs in some areas. To use them, apply to transfer the order to the High Court (fee £78). HCEOs are private firms regulated by the Lord Chancellor. Total cost typically £300 to £500 but eviction is usually scheduled within 7 to 14 days.
What about belongings left behind?
You must store them for a reasonable time (usually 28 days) and notify the tenant. Failure to do so opens a counterclaim. Most landlords use a storage company; cost typically £100 to £300.
Common mistakes
- Changing the locks before the bailiff attends. Illegal eviction.
- Disposing of belongings immediately. Even a hostile tenant has the right to a reasonable retrieval window.
- Not applying for the warrant in time. The right to enforce a possession order does lapse.
Source: gov.uk Guide to the Renters' Rights Act 2025. Last verified 2026-05-09. This page is informational, not legal advice. For complex disputes, consult a solicitor.