- Landlords in England and Wales currently wait around 26 – 28 weeks from making a court claim to regaining possession of their property through a bailiff.
- The full possession process can take between 8 and 14 months, though simpler cases can be resolved more quickly.
- At J Property Management, we help landlords stay on top of rent collection, tenant communication, inspections and legal compliance, reducing the risk of tenancy problems reaching court in the first place.
One of the biggest questions landlords ask me when a tenancy has gone wrong is: how long will it actually take to get my property back? Unfortunately, the answer is usually longer than they expect.
Across England and Wales, it currently takes around 26 – 28 weeks to go from issuing a possession claim to physically regaining the property through a county court bailiff. That is around 6 – 6.5 months, and it does not include the notice period that comes before the court claim.
Once everything is added together, landlords should realistically prepare for the full process to take between 8 and 14 months. In London and the South East, where courts and bailiffs are often particularly busy, it can take even longer.
That does not mean every case will take more than a year. If the claim is easy to work through, the paperwork submitted is right and the tenant leaves when they should, the process could be wrapped up within a few months.
However, I always recommend that landlords plan around a realistic timeline rather than the best-case scenario. If you have a mortgage, service charges or other property costs to pay, several months without rent can quickly become a serious financial problem.
At J Property Management, we help landlords stay on top of rent collection, tenant communication, inspections and legal compliance, reducing the risk of tenancy problems reaching court in the first place.
Our Guaranteed Rent service also means that your monthly income is protected, even if your tenant doesn’t pay on time.
To find out how we can help protect your property and rental income, get in touch with the J Property Management team today.
How Long Do Property Possession Claims Take?
The property possession process currently takes around 26 to 28 weeks if county court bailiffs are needed to be involved. However, this is only the court stage.
Before you can apply to court, you need to serve the tenant with a possession notice and wait for the notice period to pass. Depending on why you need the property back, that period may be anywhere from a few weeks to four months.
As a general guide, landlords should expect:
- 3 to 5 months in an easy case where the tenant leaves themselves.
- 5 to 8 months where there are some delays or bailiffs are needed.
- 8 to 14 months for a more complicated possession claim.
- More than a year where there are court backlogs or enforcement problems.
The location of your property will also make a difference. Possession claims in London often take longer because the volume of cases being handled by the courts is much higher. Because of this, it can be harder for county court bailiffs to find the time for each case.
What Is A Property Possession Claim?
A property possession claim is the legal process a landlord must go through when a tenant has not left a property after being given a valid notice.
It is important to understand that serving a notice does not, by itself, end the tenancy or give you the right to remove the tenant. If the tenant stays in the property when the notice expires, you must then apply to the county court for a possession order.
The court will then decide whether you have a valid legal reason for re-possessing the property and whether you have followed the right process to do so.
If the court grants a possession order, the tenant will be given a date by which they have to leave. If they stay beyond that date, you will normally need to apply for a warrant of possession so that a county court bailiff can carry out the eviction. You can do this by filling in this form.
How Has the Renters’ Rights Act Changed Possession Claims?
Since 1 May 2026, landlords in England have no longer been able to serve new Section 21 notices. Previously, Section 21 allowed landlords to regain possession without proving that the tenant had done anything wrong. It was often referred to as a “no-fault eviction”.
Now, landlords can only use Section 8 to regain possession.
They can do this in situations where:
- They want to sell the property.
- The landlord or a close family member wants to move into the property.
- The tenant has serious rent arrears.
- The tenant has breached the tenancy agreement.
- The tenant has caused damage to the property.
The change does not mean landlords have lost the right to regain their properties, however, the process has become more regulated.
How Long Does Each Stage of the Possession Process Take?
The possession process usually has six main stages:
Phase 1, serving notice, around 4 weeks to 4 months: You must serve the tenant with the right possession notice and wait for the notice period to pass, which will depend on the ground you are using.
Phase 2, submitting the court claim, usually a few days to several weeks: If the tenant has not left, you can apply to the county court with the right document and evidence.
Phase 3, waiting for the possession hearing, around 7 to 8 weeks on average: The court will arrange a hearing, although landlords in busier areas like London, may have to wait longer.
Phase 4, receiving the possession order, usually 14 days to 6 weeks: If the court grants possession, the tenant will normally be given 14 days to leave, although judges can allow up to six weeks in some cases.
Phase 5, applying for a warrant of possession, usually several days to a few weeks: If the tenant stays in the property after the deadline, you must apply for a warrant that allows the bailiffs to legally remove them.
Phase 6, waiting for county court bailiffs, around 4 to 12 weeks: Next, you’ll have to wait for a bailiff to become available. In London, this can take a couple of months.
Can A Landlord Speed Up A Property Possession Claim?
You can’t control the court’s workload, but there are things you can do to make sure the process doesn’t come up against avoidable delays.
The most important is getting the notice right the first time and keeping an accurate record of the entire process. If you serve the wrong notice or haven’t got proof of issuing the right documents, it could delay the process a lot.
I would also recommend dealing with tenancy problems as soon as they crop up. If rent payments start to become late, speak to the tenant early and keep a record of those conversations. If the property is being damaged or neighbours are reporting antisocial behaviour, document what is happening rather than relying on verbal complaints.
Good property management is about preventing a difficult situation from becoming a court case.
At J Property Management, we regularly communicate with tenants, monitor rent payments and arrange property inspections. This allows us to identify problems early and take the right action before they become more expensive.
To explore our property management services, get in touch with the team today.
Can A Landlord Evict A Tenant Without A Court Order?
No. A landlord cannot evict a tenant without following the right legal process. Even where the tenant owes a lot of rent or has seriously breached the tenancy agreement, landlords must follow the right process.
I understand how frustrating it can be when you own the property and are continuing to cover the mortgage and other costs. However, trying to take matters into your own hands could create a much more serious legal problem.
How Can J Property Management Help?
Possession claims are stressful, expensive and unfortunately, rarely quick. The best way to protect yourself is to have good tenancy management in place long before the relationship reaches the court stage.
At J Property Management, we help landlords with:
- Tenant sourcing.
- Rent collection.
- Tenant communication.
- Property inspections.
- Maintenance.
- Paperwork.
- Compliance.
- Managing rent arrears.
Rather than worrying about missed rent, chasing tenants or trying to navigate the court process by yourself, having an experienced property management team supporting you throughout the tenancy can make a huge difference.
If you are looking for more property management support, speak to J Property Management today.
