How long does Section 8 take in 2026?
From the day you serve the notice to the day you get keys back.
The honest answer most landlords are looking for is six to seven months from serving the notice to bailiff repossession, assuming the tenant does not leave voluntarily. The current median is 27 weeks from claim to possession.
Here is where the time goes.
Notice period: 2 weeks to 4 months
From the day you serve Form 3A until you can apply to court. The exact period depends on the longest ground you cite. Ground 8 (substantial rent arrears) is 4 weeks. Grounds 7A (severe ASB) and 14 (general ASB) are 2 weeks. Grounds 1 and 1A (landlord moving in or selling) are 4 months.
Court application to hearing: 8 to 12 weeks
After the notice expires, file the claim with the County Court. The court allocates a hearing date. The 2026 average wait is around 10 weeks; some London courts are running longer.
Hearing to possession order: same day if uncontested
If the tenant does not defend, a possession order is granted on the day of the hearing, usually with a 14-day deadline for the tenant to leave. If the tenant contests, the case may be adjourned to a longer hearing.
Possession order to bailiff: 4 to 10 weeks
If the tenant still does not leave by the deadline in the order, apply for a warrant of possession. The court issues this to the bailiff. The bailiff then schedules eviction. Wait times vary by region.
Common mistakes
- Serving the wrong form (the old s.21 or an unamended s.8) wastes the whole timeline. The notice is void; you start over.
- Filing before the notice period expires. The court will dismiss the claim and you start the clock again.
- Citing only one ground. If the situation changes between notice and hearing and your single ground fails, you have nothing left.
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.