Notices of possession served before 1 May 2026: a guide for tenants who are renting from a private landlord

This guide is for tenants who: 

• rent a property in England from a private landlord other than a private registered provider of social housing landlord 

• have an assured

  had or assured shorthold tenancy.an assured You can check what tenancy you have using Shelter’s Tenancy checker or assured shorthold tenancy 

• were

  received a notice given a notice to leave the property before 1 May 2026 and that notice had not expired on or before 30 April 2026. The2026 

When your landlord gave you notice to leave the property this is sometimes known as ‘seeking possession’. 

The notice could have either been a section 8 notice using Form 3, or a section 21 notice using Form 6A

may6A.  

If you have received papersa fromnotice theof countypossession courtfrom tellingyour themlandlord, thatthey theirare landlordstarting has started the courtpossession processaction toprocess. get their property back. This isis where your called making a possession claim

By making a possession claim, your landlord may be able to get a possession order from the court. The possession order means that you will legally have to leave your home. If you do not leave, your landlord can get bailiffs to evict you. 

This guide explains how the possession processpossession action process works, and yourworks and your rights and options during the process.  

If you have received a notice of possession on or after 1 May 2026, you need to refer to the to the possession guidance for tenantsfor tenants who have been given a section 8 notice on or after 1 May 2026.  

This guidance may apply if you are in a shared property. However, in certain cases your rights and responsibilities will vary. This guidance does not cover: 

• lodgers (people who live with their landlord) 

• people on a licence to occupy (for example, those who live in tied accommodation related to their employment and property guardians)  

• tenants living in a property which is not their main or only home (for example, a holiday let) 

However, this is not a full list. You canshould gettake legal advice (Find legal advice and information: Find a legal adviser - GOV.UK) if you are unsure ofif whatthis processguidance yourwill landlordapply needs to follow when they ask you to leave. you. 

Separate guidance is available for social housing tenants.  

IfPrivate you ownrenting andlaws liveare indifferent your property andacross arethe worriedUK, so aboutdifferent guidance your mortgagehas lenderbeen repossessingpublished yourabout home, separatethe guidancepossession isaction availableprocess for onprivate repossessiontenants in Northern Ireland. , Scotland and Wales.  

ThereIf areyou own links to advice, support and howlive toin getyour property and aare solicitorworried inabout Annexyour mortgage Alender ofrepossessing thisyour guidance.home, separate Adviceguidance and support is available throughouton the process.repossession. 

Harassment or unlawful eviction 

It is unlawful for your landlord to harass youyou. orIt is also unlawful for your landlord to force you to leave your home without following the correct legal process. You can find more information about harassment and unlawful evictionsand unlawful evictions, and what you can do if you are affected. affected, in the harassment and illegal evictions guidance.  

Stage 1: What to do if you were serveddo when you are served with a sectionnotice of 8possession 

Your notice oflandlord could possession beforehave 1served Mayyou 2026 

with a section 8 notice or a section 21 notice to give you notice to leave (seek possession). If your landlordlandlord served gave you awith sectiona section 8 or section 21 notice, 8you should read the notice beforecarefully 1and follow Maythe 2 2026,steps itbelow. 

1. isSeek tooadvice lateabout foryour themcircumstances 

You tocan useaccess itfree legal advice through the Housing Loss Prevention Advice Service or contact Civil Legal Advice for more information about the government funded support that may be available to applyyou. 

For more information about these services and other places you can go to courtaccess forsupport, refer ato annex A: further possessionadvice orderand ifsupport for theyinformation haveabout notwhere doneyou socan already.get help and support. 

If

2. Contact your landlord appliedor letting agent 

You could talk to courtyour onlandlord or beforeletting 31agent as Julythey may let you 2026,stay if you you can checkresolve the issues ifthat theled to the possession notice. If noticeyour landlord theyis gaveseeking possession because you wasowe valid.them Ifrent (rent theyarrears), they could gaveagree to you staying if you can prove that you acan sectionrepay the 8amount notice,you theyowe. 

You and your landlord can onlytry regainmediation possessionto ofagree theto propertya usingsolution thewhich reasonssuits inyou both, avoiding the tableneed into Annexgo B.to court.  

Unlawful discrimination 

TheIt amountis ofunlawful noticefor thata islandlord requiredto beforeend your landlordtenancy based on one canor applymore toof thethese protected courtcharacteristics: 

• disability 

• gender toreassignment 

• pregnancy startand possessionmaternity 

• race 

• religion proceedingsor will dependbelief 

• sex 

• sexual onorientation  

In thesome reason why yourcircumstances, landlord wants toit evictmay be possible to prevent the eviction if your landlord is discriminating against you. 

 You should check that:  For example: 

• the

  because notice ofof possession was servedyour correctly  gender 

• if the informationlandlord provided inrefused the noticeto ofmake possessionchanges wasfor correcta anddisability justified you may have  

• the

  if groundsyou thefeel landlordyou used areare justified 

• thebeing noticeevicted wasbecause stillyou validcomplained immediatelyabout discrimination before 1(this Mayis 2026known (itas had not expired)victimisation)  

YouCheck canif contestyour thehousing landlord’sproblem claim foris anydiscrimination. 

Preparing ofto these reasons,challenge oryour becauseeviction ofif discriminationyou’ve orbeen disability. discriminated against. 

To haveHowever, servedyou can seek alegal valid section 8 noticeadvice before beforechallenging 1an Mayeviction 2026,notice yourbecause landlordof mustdiscrimination, have used Formincluding 3disability discrimination. Refer to annex A: further advice and support, or for ainformation form which contains theabout samewhere information. Youryou landlord must have provided acan reasonget (grounds)help and support. 

If you were served with a section 8 notice 

You may be able to challenge the claim for givingpossession and stay for longer in your home. However, you a section 8 notice.should Thethink sectioncarefully 8before noticedoing mustthis explainbecause whatyou groundsmay have to pay court costs if your landlord isissues usingcourt toproceedings takeand backthe possession.court decides in their favour. 

Your landlord must have provided a reason for giving you a section 8 notice. There are several reasons, or grounds, for serving a section 8 notice such as:  

• owing rent (rent arrears) 

• damage to the property 

• causing a nuisance to neighbours (antisocial behaviour) (antisocial behaviour) 

• breach of terms in your tenancy agreement 

• the landlord needs to move back into the property 

• the property is being repossessed by the landlord’s mortgage provider  mortgage provider 

The list does not cover all the reasons why your landlord could have given youlandlord has given you a section 8 notice. Anotice before 1 May 2026. A full list of the section 8 grounds beforegrounds before 1 May 2026 is2026 is at Annex Bannex B. 

Breathing space 

If you are or were inserved a breathingSection space,8 yournotice landlordon mayor beafter 1 ableMay to2026 please applyrefer to courtthe fornotices aof possession orderguidance onfor or after 1 AugustMay 2026as usingthe apossession sectiongrounds 8have noticechanged.

Grounds thatfor possession 

There are two types of grounds your landlord could have used when they gave to you beforea 1section May8 notice to 2026.leave the property.  

Mandatory grounds 

The court must give your landlord an order for possession if they can prove the reason they have used applies. The order will give the date that you need to leave. If you aredo innot aleave by breathingthat spacedate, your landlord cannotcan askapply to the court to startevict sectionyou.  

Discretionary 8grounds 

The possessioncourt proceedingscan todecide trywhether to regaingrant possessionpossession, becauseeven youif owethe themgrounds rent.are Onceproven. 

If theyour breathinglandlord spacehas ends, ifused thereboth aremandatory lessand thandiscretionary 8grounds, weeksthe leftcourt beforewill check if the expirymandatory ofgrounds theare proved. sectionIf 8not, noticethey orwill ifreview the sectiondiscretionary 8grounds and make noticea hasdecision based expired, youron landlordthose. 

What willto havedo 8next 

You should check that: 

• the weeksnotice of topossession was served startcorrectly  

• the possession proceedings toinformation getprovided in theirthe notice propertyof back. Thepossession 8was weeks begins oncorrect and sufficient 

• the dategrounds that thethe breathinglandlord spaceused are ends. justified 

Types

You can contest the landlord’s claim for any of grounds for possession 

There arethese reasons, two typesor because of groundsdiscrimination or disability. However, you can seek legal advice on your landlord couldcircumstances. Refer have used whento annex they gave youA: further aadvice sectionand 8 noticesupport for beforeinformation 1about Maywhere 2026 toyou leavecan theget property.  help and support.  

MandatoryChecking grounds the section 8 notice 

TheTo serve courta valid section 8 notice, your landlord must give yourhave used Form landlord an3, or outrighta orderform which contains the for possession if they cansame proveinformation.  

The thedate reason theyby havewhich used applies. Theyou ordermust willleave to giveavoid possession proceedings being issued will depend on the datereason that youyour needlandlord wants you to leave,leave. The oftendate calledcould have been before or after 1 May 2026. The section 8 notice must explain what grounds your landlord is using to take back possession. You can find details of the datenotice periods for each of possession.these grounds at annex B. 

If you dothink not leave by that date,the ground your landlord canis trying to use does not apply to your circumstances, you can state this in your defence if the courtcase goes to evictcourt. you.  Describe any relevant changes in your circumstances, for example, you could explain that you have paid off rent arrears that you previously owed.

DiscretionaryTime grounds limits for starting court action 

TheIf courtyou canhave decidenot whetherleft tothe grantproperty possession,by eventhe ifday before the groundsdate arein proven. 

Ifthe notice and your landlord has usedlandlord bothneeds mandatoryto andgo discretionaryto grounds,court theto take back court will checkpossession, ifthey thehave mandatorytime groundslimits are proven.in Ifwhich not,to theyapply. They willmust reviewapply theto discretionarycourt grounds and maketo astart decision basedpossession onproceedings those. 

Annexeither Bwithin provides12 moremonths from informationthe aboutdate whichthey groundsgave you arethe mandatorynotice andof whichpossession, groundsor areby discretionary.

What31 happensJuly next

2026, whichever is earliest.  

If yourthey landlorddo appliesnot todo courtthis forthe anotice of possession order,will expire, and the courtlandlord willcannot senduse youit informationto includingstart aproceedings defenceat form.court. IfThey youwill thinkneed thatto restart the sectionprocess 8and follow new rules and notice wasperiods notwhich servedcame correctlyinto oreffect thaton the1 groundMay your2026 landlordwhen is tryingserving toa use does not apply tonew you, yousection can state this8 innotice. Refer theto the possession defenceguidance for formtenants orwho athave thebeen possessiongiven hearing.a  

For example, you could explainsection that8 younotice haveon paidor offafter rent1 arrearsMay 2026. 

Breathing space 

Different time limits may apply if your landlord is tryingseeking to regain possession because you owe them rent. rent and you are in a breathing space for debt.  

YouIf canyour challengelandlord is theseeking claimpossession using a section 8 notice because you owe them rent, they cannot start court proceedings for possession whilst you are in courta andbreathing mayspace. Once bethe ablebreathing tospace stayends, if forthe longernotice inof yourpossession home.has Youexpired, your maylandlord will have 8 weeks to paystart courtcourt proceedings to coststake ifback possession. The 8 weeks begins on the court decides indate yourthat the landlord’sbreathing favour.space ends. 

See If the section 8 notice has not expired when the breathing space ends your landlord hascan also get an appliedextension if, when the breathing space ends, there are fewer than 8 weeks remaining before the notice will expire. In these circumstances the landlord will have 8 weeks to courtstart forproceedings beginning morewith the information.date that the breathing space ends. 

If you were served with a section 21 notice 

Section 21 notices apply toapplied to assured shorthold tenancies only. 

IfYou yourmay be landlordable gaveto youchallenge athe sectionclaim 21for noticepossession beforeand 1stay for longer Mayin 2026,your ithome. isHowever,  tooyou lateshould forthink themcarefully tobefore usedoing itthis tobecause applyyou may have to pay court forcosts aif possessionyour orderlandlord ifissues theycourt haveproceedings and notthe donecourt decides in sotheir already.favour. 

IfYou can get legal youradvice landlordabout appliedthis.  Please tosee annex A: further courtadvice onand orsupport for beforeinformation 31about Julywhere 2026, you can checkget help and support. 

Checking if the section 21 notice is valid 

You can check that the noticenotice of theypossession is gavevalid.  

To take youback possession wasof validthe byproperty completingusing section 21, the landlord must have completed the following steps, although not all of these will be relevant to every tenancy.  tenancy.

Your landlord must have: 

• given you at least 2 months’ notice to leave before applying to the court for a possession order

You You may havebe been entitled to more than 2 months’ notice if you had a periodic (rolling) tenancy agreement from the start of the tenancy. However, iftenancy. The date you have to leave could have been before or after 1st May. However, if giving you the amount of notice you are entitled to means that you have until 31 July 2026 or later to leave the property your landlord will not be able to askissue thesection court21 to issue possession proceedingsproceedings with using the sectioncourt if 21 notice if you do not leave the property. 

• started court proceedings in time   

Your landlord couldcan only apply to court for a possession order using a section 21 notice up to and including whichever date camecomes first: 

• 31 July 2026 

• the timedate leftthat onis 6 months beginning with the date they gave you the notice.  

If you agreed to a periodic or rolling tenancy with your landlord, they may have longer than 6 months from the date that they gave you the notice to apply to the court for a possession order. However, your landlord can only apply using a section 21 notice

31 up to and including whichever date comes first, 31 July 2026 

2026 or the date that the section 21 notice expires. You can seek advice from Citizens Advice or Shelter if you think this applies to you. 

• given you the notice more than 4 months after you moved in 

If your tenancy started on or after 1 January 2026 your landlord will not have been able to give you a section 21 notice. 

• used Formused form 6A when giving notice, Your section 21 notice will only be valid if your landlord used form 6A or a formdocument with the whichsame containsinformation as the form.  

• provided you with the sameright information documents about your home and your rights and responsibilities as a renter

This includes: 

• a valid gas safety certificate if there is a gas supplyinstallation atin the propertyproperty  

• an givenenergy performance certificate  

• the version of the How to rent guide which was most up to date when your contract started or was renewed 

• not been served with an improvement notice or notice of emergency remedial action by the council in the 6 months before they gave you the section 21 notice

Your landlord cannot have used section 21 if they received an improvement notice or a validnotice gasof safetyemergency certificateremedial action from beforethe youcouncil (including occupyif they have received the propertynotice andfollowing a complaint you made) in the current6 gasmonths before safetythey certificate (forgave tenanciesyou grantedthe section 21 notice. This notice would have begun with the date on which the notice was served on them. Your council will tell you if your landlord has been sent an improvement notice or afternotice 1of Octoberemergency 2015)

givenremedial action to make repairs. However, if you were given a section 21 notice before the council contacted your landlord about repairs, that notice may still apply.

If your landlord received an energyimprovement performancenotice certificateor (fornotice tenanciesof grantedemergency remedial action from the council on or after 1 OctoberNovember 2015)

given2025, they will younot the Howusually have been able to rentgive you a guidesection (for21 notice. An exception tenanciesto grantedthis onis orif afterthe improvement notice or notice of emergency remedial action was cancelled. For example, if they appealed before 1 OctoberMay 2015)

2026.  

• protected your deposit, where one was taken, in a government approved deposit protection scheme or returned it.. TheyYour landlord should also have protected your deposit and given you the required details within 30 days. This includes information. about: 

• where your deposit is held  

• how to resolve a dispute  

• how to get your deposit back when you leave 

If your landlord did not protect your deposit or provide the required details, they must have returned the deposit in full before they could have served you with a section 21 notice. 

• obtained or applied for a license if the property needed one..  You  You can check with your local council if the property neededneeds a licence. Thislicence. This does does not apply if your landlord has applied for a temporary exemption.exemption. 

• returned the fees that they were not allowed to charge you..  The Referlaw tosays thethat Tenantyour Feeslandlord Actis guidanceonly forallowed moreto informationtake oncertain thepayments. If feesyou yourpaid landlorda cannotpayment chargeto you.

Thereyour arelandlord that alsothey should not restrictionshave charged, onthey yourcannot serve landlordyou regainingwith possessiona valid section 21 notice underuntil sectionthe 21money ifis theyrepaid. You wereshould servedtake legal withadvice anif you improvementthink this noticeapplies orto you. A emergencylegal remedialadviser actionwill noticebe inable theto sixtell monthsyou whether or beforenot the theyfees servedyou ahave sectionbeen 21charged notice.were Youlawful shouldon seekthe legaldate adviceyou were charged if this applies.them.

WhatLeaving the happensproperty before nextthe section 8 or section 21 notice expires 

IfLeaving before your landlordnotice appliesexpires tomay courtbe forthe abest option. possessionIt order,can help you avoid legal proceedings and having to pay your landlord’s costs if the court willrules sendin youtheir informationfavour. includingYou awill defencestill form.need Ifto youpay thinkrent thatuntil the Sectionnotice 21period noticeends. wasYou should notdiscuss validyour whencircumstances itwith wasyour landlord, givenwho may agree to you,write oroff wasany notarrears if stillyou validmove immediatelyout as beforethis 1will save them court Maycosts.  

Before 2026, youmoving can state thisout, inyou theshould defenceget form. 

Youlegal canadvice challengeso that you are clear about the claimlegal forposition. Refer possessionto annex inA: courtfurther advice and maysupport for beinformation ableabout towhere stayyou forcan longerget inhelp and support. 

You should also: 

• contact your homelocal However,council youfor mayadvice haveabout toyour payhousing courtoptions, costsespecially if theyou court decides inare yourstruggling landlord’sto favour.find somewhere to live 

• Seetell If your landlord haswhen appliedyou toare courtleaving or that foryou morehave information.left 

• return the keys 

Stage 2: If you stay in your landlordhome hasafter appliedthe tonotice courtexpires 

If you stayedstay in your home after the notice periodperiod has expired, your landlord couldcan apply to the court for a possession orderorder. Your landlord can usually only apply to regaincourt until 31 July 2026, or sooner if the possession ofnotice thethey property.gave you expires before 31 July.

This is called making a possession claim.claim. If Yourthey landlorddo hadthis untilthe court 31will Julysend 2026you: 

• copies orof untilthe landlord’s claim documents 

• a defence form for you to complete 

• if your landlord uses the standard possession noticeprocedure, information servedabout beforethe 1address Mayof 2026the expired,court ifwhere thatthe wascase earlier,will tobe applyheard toand court.the date of the court hearing. You can find the contact details for the court at which your hearing is being held. 

WhatStandard happenspossession next  procedure 

WhenThe your landlord makesmay ause the standard possession claim,procedure, thein which a court hearing will sendtake youplace. paperwork.If You should followthis is the instructionscase, providedyou inwill thereceive papersinformation sentabout tothe youaddress byof the court aswhere therethe maycase be extrawill stepsbe youheard needand todate take. of the court hearing. 

The court will:

• will also send you copydetails ofabout thehow landlord’sto get free claimadvice formson andyour acircumstances. 

  Court defencehearings form

• setfor apossessions dateare forusually held in the possessioncounty hearing,court nearest your home. You should let the court know as soon as possible if you have any special requirements or need reasonable adjustments. For example, if you need extra assistance to access the building or take part in the hearing. 

  You or your landlord usedcan write to the court asking for the hearing to take place remotely. Both parties must agree to a remote hearing, but a judge will decide how the hearing proceeds. 

  Section 821 notice.  Ifonly: Accelerated possession procedure 

  If your landlord used a section 21 notice they can apply to the court using the accelerated possession procedure which does not usually require a court hearing.

hearing. Your landlord will not have to give the court a reason why they want you to leave the property. 

TheYou should file a defence formif isyou believe your chancelandlord is not entitled to contestpossession of yourthe landlord’sproperty. For claim.example, if you think the notice served was not valid.  

You can also ask for a delay in possession due to extreme hardship. For example, if you have a serious illness or disability that makes it difficult to leave the property within 14 days. 

For accelerated possession claims, there will only be a hearing if the judge believes the legal position needs clarification, or if you need extra time (up to return6 weeks) to move due to extreme hardship. 

Section 8 and section 21: the defence form and counterclaims 

The court will give you instructions on how to get advice about defending the possession claim. 

The defence form tolets you contest the courtlandlord’s withinclaim. 14For daysexample, ofif serviceyour oflandlord has not followed the claimcorrect form.procedure. If your Thelandlord judgeused section 8, willyou could use the defence form toto state why the understandreasons they whyhave used for the eviction are invalid. This could include if your circumstances have changed since they gave you thinkthe notice. For example, if you shouldhave remainpaid inback yourany home.rent you owed. 

If your landlord usedis Sectionusing 21,the youaccelerated canprocess under alsosection use21, the defence theform defenceis likely formyour only chance to askcontest forthe aclaim as hearings do not delayusually inhappen for the accelerated section possession21 process. 

You ofcan upexplain toon sixthe weeksform duewhy toyou exceptionalbelieve hardship. Forthe example,landlord ifshould younot havebe aable seriousto take illnessback possession orof disabilitythe property thatand make makesa itcounterclaim if difficultthis is relevant to leave theyour property withincase. 

You have 14 days. days to return the form. 

If you have difficulty filling in the defence form, you can send the court a short statement explaining your circumstances and why the possession order should not be made. 

YouIf sending by email: 

• you can alsoonly usesend one email, which should include the case reference number. 

• it must be under 10 megabytes, including attachments 

• the total document length should not exceed 25 pages when printed 

Make sure you seek advice and submit your defence formor a statement before the deadline to avoid additional court fees due to makedelays. 

If your landlord used Possession Claims Online (section 8 claims for rent arrears) 

If your landlord used the Possession Claims Online process, the court will provide you with a counterclaim.username and password so you can login and respond to your landlord’s claim.  

Contact the Possession Claim Online help desk if you need help or advice.  

Telephone: 0300 123 1056 - Monday to Friday 8:30am to 5pm Email: PCOLITassistance@justice.gov.uk 

Counterclaims 

A counterclaim is when you tell the court that the landlord has broken the law or not followed the rules.rules. For For example:  

• if your tenancy deposit was not protected  

• if repairs were not made to the property 

• the landlord has discriminated against you 

IfTo make a counterclaim you should return the defence form to the court as soon as possible. You can send it by email or post. If you make a counterclaim you will need to pay a fee. The amount that you will have to pay depends on the details of the case. 

If

Help yourfilling landlordout your isdefence usingform 

You thecan acceleratedget process underfree sectionhelp through 21, the defencethe Housing formLoss is likelyPrevention toAdvice beService (HLPAS). your onlyA legal chanceadviser may be able to help you to contestcomplete theyour claim becausedefence thereform. willThis notmay usuallyhelp beto aprevent courtthe hearing. loss of your home. 

IfGovernment funded yourlegal landlordadvice used the Possessionis Claimsalso Online process, theavailable court will providethrough Civil Legal Advice CLA if you withare on a usernamelow andincome. 

Alternatively, password soyou you can logincan andfind responda tolist yourof landlord’slegal claim.  Contactaid advisers using thethe Find Possessiona Claimlegal Onlineaid helpadviser deskservice. You ifwill you need helpto orenter advice.  

Telephone:your 0300postcode 123and 1056select -the Monday‘Housing’ tooption.  

You Fridaycan 8:30amalso toseek 5pmadvice Email: PCOLITassistance@justice.gov.ukfrom Citizens Advice  or Shelter. 

Refer to Annexto annex A: Further advice and support for for information about where you can get help and supportsupport. 

Stage with3: fillingWhat you need to do before the court hearing 

You should follow the instructions provided in the defencepapers form.

Possessionsent hearingsto andyou orders

by the court as there may be extra steps you need to take. 

CourtBefore hearingsthe forhearing, possessionsyou areshould usuallyreceive heldall indocuments related to the countycase, courtincluding thatthe dealslandlord’s withclaim form. The landlord must submit these documents when making a claim. If you have not received them, inform the areaduty whereadviser youror propertyjudge ison located.the day of the hearing. 

You and your landlord should lettry to reach a settlement before the courthearing. For knowexample, asyour soonlandlord may asagree possibleto let you stay in your home if you haverepay any specialrent owed through requirements.a Formonthly example,plan.  

A iflegal adviser may help you needreach extraa assistancesettlement towith accessyour landlord before the buildingcourt orhearing. engageYou withcan find a list of legal aid advisers using the Find a legal aid adviser service. You will need to enter your postcode and select the hearing.‘Housing’ option.  

BeforeRefer attendingto annex A: Further advice and support for information about where you can get help and support. 

Stage 4: Attending a hearing,hearing 

Before itattending iscourt, it is important that you know check what to expect when coming to a court or tribunal.. 

YouAt a county court possession hearing, a judge decides whether the landlord should be granted possession of the property. It is important that you attend the court hearing if you can. The judge will hear from both you and your landlord.  

If you are attending the hearing in person, you should bring your hearing letter with your case number. This will help you to find where you need to go in the building. You should bring any relevant paperwork to show the court, for example: 

• details of your incomeincome 

• the possession notice 

• the paperwork and documents sent to you by the court 

• any defence you sent to the court before the hearing 

• details of any government funded legal help or representation you’ve already had 

You should also bring any evidence you have of why you think that the grounds, or reasons, the landlord has given for seeking possession are not valid, orvalid, or of why of why you are making a counterclaim against your landlord.landlord.  

Examples of evidence you should bring will be different depending on your circumstances.  

They may include:  

• a copy of your tenancy agreement  

• bank statements showing money in your bank account 

• a letter about a new job or an increase in the hours you work  

• details of any pending benefitbenefits claims and documentation from DWP 

• proof that you have paid the rent and do not owe the amount that your landlord says you do  

• proof that the landlord did not serve you the correct notice or give the correct notice period 

• photos or videos of the condition of the property 

• letters or emails showing that the landlord has not taken your individual needs into account when communicating with you 

You can find a legal adviser, such as a solicitor and bring them to represent you. You can also bring a friend or family member for support.support.  

If you do not have a legal adviser at the court hearing, you may be able to get free legal advice and representation through the Housing Loss Prevention Advice Service (HLPAS).You should arrive at least 30 minutes before your hearing and speak to the court usher who will direct you to an adviser. 

Your case is heard by a judge who will make a decision based on the evidence provided by you and your landlord and on what the law says. They will consider all the evidence which has been submitted. They will also consider what you, your landlord, and your representatives say at the hearing.  

When you go into the hearing room you will be told who will speak and when. You will be given time to ask any questions and give evidence to support your case. If you have a solicitor, barrister or legal adviser, they will ask questions for you. The judge may also ask you or your landlord questions. You can take notes to help you, but you must not take photos or videos while you are in the hearing room. 

The judge will decide based on the law and the evidence you and your landlord present.present. If the landlord has used the section 21 process and followed the correct legal steps, the judge may not be able to dismiss or delay the case. If your landlord has used a section 8 ground, the judge may not dismiss the case if the landlord proves the ground. 

OrdersOutcomes of the judgecourt can make hearing 

The judge can could: 

• make an orderoutright tellingpossession order  

This means you will have to vacate the property by a date the judge sets 

• make a suspended possession order 

This means you will have to vacate the property if you do not comply with certain conditions which the judge will set out. 

• adjourn the hearing  

The hearing will be delayed until later, as the judge feels a decision cannot be made on the day. The judge may give information on what you need to do next.next.  

Order

• dismiss the court case  

If the case is dismissed, it means there’s no reason you should have to leave the property. You can stay in your home. This might happen if: 

• your landlord has not followed the correct procedure  

• your landlord has failed to provide sufficient evidence to support their claim  

• your landlord or their representative does not attend the hearing 

• the grounds for possession (orare ‘outrightnot proven or are invalid. For example, you’ve proved that you paid the rent that you owed. 

If the case is dismissed and you have incurred any legal costs, you can ask the judge to order the landlord to pay your costs if you have any. The judge will then decide if your landlord should pay any of your costs.

If your landlord still wants you to leave the property, they’ll have to restart the court process from the beginning. However, they cannot give you a section 21 notice and will need to use section 8 and the grounds for possession order’) which came into effect on 1 May.

Types of possession order 

If the judge makes a possession order, it will be an ‘outright’ order or a ‘suspended’ order. 

Outright possession order 

This means you must leave the propertyproperty by the bydate in the dateorder. 

If givenyou can prove that you would be in extreme hardship, the judge may agree to delay possession for up to 6 weeks. The judge will consider the evidence provided in your defence and at the order. court hearing when making their decision. 

If a possession order is made and you do not leave your home by the date in the order, your landlord can ask the court to evict you by asking it to grant a warrant of possession. This means that a court bailiff will evict you. 

Suspended orderorders for possession 

This means thatif you obey the conditions set out in the order, for example, paying the rent you owe as agreed, you can stay in your propertyhome.  

Suspended ifpossession orders include a date on which you followmust certainleave rulesthe orproperty. However, you can stay in your home as long as you keep to the conditions. If you breach the conditions set out in the order. order after the date for possession in the order, your landlord can ask the court for a warrant of possession to evict you. 

MoneyPossession order orders with a money judgment  

A judge can add a money judgment to any of the possession orders, unless your landlord has used the accelerated process. This means you mustowe paya yourspecific landlordamount aof specifiedmoney, usually made up of: 

• the amount of money, asrent wellyou asowe 

• court vacate thefees 

• your propertylandlord’s  iflegal costs 

If you have a suspended possession order, the money orderjudgment iswill also accompaniedbe bysuspended on athe same terms and will not be enforced if you pay the money you owe and the amount set out in the suspended possession order. order. If you do not pay, your landlord can apply to the court to ask county court bailiffs to evict you and recover the money owed in a separate court process. 

Money order 

InsteadIf ofonly makinga money order is made, you must pay an order,amount decided by the court, but you do not have to leave the property. Your landlord can apply to court to recover the money owed if you do not pay.  

After the court has made a judgemoney may:order your landlord may be able to ask the court to: 

•  make an order to deduct money from your wages or bank account 

• send bailiffs to recover the debt, which could include taking away your belongings to cover the amount owed 

adjourn

If your landlord wants to evict you and only a money order was made, they will need to reapply to court for a possession order. However, they cannot give you a section 21 notice and will need to use section 8 and the hearing,grounds for possession which meanscame thatinto effect on 1 May.

Asking the court to change your payments 

If your circumstances change, you can ask a judge at a new hearing willto bechange delayedwhat untilyou laterpay. To do this, you must apply using Form N244 and either send or deliver it to the county court dealing with your case. 

You’ll have to pay a court fee of £313 if you want the judgecourt feelsto tell your landlord that ayou decisionare cannotasking to change your payments, unless you qualify for help with court fees. If your landlord is already in agreement that your payments can be madechanged the onfee to make an application by consent is £123.  

Appealing the day.judge’s decision 

You can only appeal the judge’s decision if you have proper legal grounds. For example: 

• dismiss

  you can show that the case,decision whichwas meanswrong thatbecause noof possessiona orderserious legal mistake 

• the orprocedure moneywas ordernot willfollowed beproperly 

• your madelandlord anddid not provide you with the hearingcorrect isdocuments at finished.the start of your tenancy  

ReadYou will evictionhave courtto hearings forapply morefor informationan about theappeal decisionshearing soon afterwards as you normally only have up to 21 days to appeal. You will need to use Form N161. You’ll have to pay a judgecourt canfee makeof andup howto £171, youunless you qualify for canhelp. You will need to state your grounds of appeal. 

Asking

You will need permission to appeal. If the courtjudge refused permission to setappeal asideat the possessionhearing, order

or if you did not ask for permission at the hearing, you’ll need to request permission as part of your application. This is also done using Form N161. 

If theyou judgeare makeson a possessionlow order,income, you can youhave an caninitial discussion applywith an adviser to havefind itout cancelledabout (setthe government funded aside)support ifavailable to you wouldby havecontacting Civil hadLegal aAdvice good(CLA).  

Alternatively, chanceyou can find a list of defendinglegal theaid landlord’sadvisers. claimEnter butyour werepostcode unableand toselect dothe so.‘Housing’ Thisoption. 

Refer includesto annex A: ifFurther advice and support for information about where you missedcan get help and support. 

Asking the hearingcourt dueto set aside the possession order 

You can apply to ahave the possession order cancelled (set aside) if you had good reason suchwhich illnessprevented oryou afrom attending the hospitalhearing. appointment,For orexample, because if you were unableaway tofrom filehome or unwell and you would have had a defencegood tochance anof accelerateddefending possessionthe landlord’s claim inif timeyou andhad nobeen hearingable tookto place.attend. 

You can apply by filling out out Form N244.. You’ll have You’ll have to pay a court fee of £321£313 if you want the court to tell your landlord that you are asking the court to set aside thethe order, order , unless you unless you qualify for help. .  If If your landlord is already in agreement that the possession order should be set aside the fee to make an application by consent is £126.£123. 

You will need to apply to have the orderorder cancelled (set cancelledaside) as (set aside) as soon as you know that the court has made a possession order.order.  

You should explain to the court why you do not think that they should have made a possession order.order. 

The court will normally set a date for a hearing and provide you with at least three days’ notice. days’ notice.  

Stage 5: Warrants and bailiffs 

If youyour dolandlord nothas leavebeen granted a possession order by the propertycourt, seek advice as soon as you can. You should not wait until you are about to be evicted by bailiffs before seeking advice. If you ask for help early, you are more likely to be able to stay in your home. 

The landlord can apply to the court for a warrant or writ for possession if you:  

• stay in the property after the date specified in an outright possession orderorder 

• have breached the conditions of a suspended possession orderorder 

Warrants and writs of possession are documents which allow a bailiff or High Court Enforcement Officer to: 

• enter your home  

• evict you from the property 

YouIn most cases, you will getreceive an eviction noticenotice, withgiving a date tellingby you when bailiffsyou willmust comeleave. and evict you. You will usually be given at least 14 days’ notice of the eviction date.  

If you do not leave, you will be evicted at the date and time shown on the eviction notice. Some of the costs of evicting you may be added to any money you owe. 

County Court bailiffs and High Court Enforcement Officers must not use violence or offensive language when evicting you nor must they damage your belongings. They cannot keep your belongings to pay for court costs or for rent arrears, unless the court makes a separate order that says they can do this. 

If you leave belongings behind 

Whenever possible, you should take your belongings with you when you leave the property. You should not leave any pets behind. 

If you do leave any personal belongings behind, your landlord will be responsible for making sure that they are kept safe for a reasonable amount of time. You may be charged additional costs. For example, the costs of storing your belongings. 

You may be able to claim money from your landlord if they dispose of your belongings without your permission. 

Applying to suspend the warrant or writ 

YouIn certain circumstances you can apply to suspend the warrant or writ to delay or stop the eviction before the date of the eviction. AIf judgesuccessful, this will notmean automaticallythat agreethe toeviction suspendis thedelayed warrant.or You will neednot proceed. toA providejudge reasonswill fornot suspendingautomatically oragree delayingto suspend the eviction.warrant.  

You can apply to suspend a warrant of possession or a writHigh Court Writ of possession by filling in in Form N244. This will cost £15, £15, unless you qualify for help. 

YouHowever, you should get advice on whether an application to suspend the warrant is likely to succeed and is the best option to resolve your case. ForYou furthercan information,have an pleaseinitial discussion referwith an adviser to Annexfind Aout about the legal support available to you by contacting Civil Legal Advice (CLA). CLA may be able to put you in touch with a solicitor, local law centre or advice agency to help. 

Alternatively, you can contact a housing expert directly for help with your case. You can find a list of housing solicitors. You will need to enter your postcode and select the ‘Housing’ option. 

You could also contact the housing charity Shelter or Citizens Advice. 

Reasons why a warrant or writ could be suspended

suspended 

The circumstances in which a warrant or writ may be suspended include if: 

• you received an invalid section 21 notice but there was no court hearing 

• your landlord has used a discretionary ground for seeking possession and suspending the bailiff’s warrant is reasonable 

• your landlord agrees to let you stay 

What happens next 

There will be a new hearing. If you do not have a legal adviser at the court hearing, you can get free legal advice and representation through the Housing Loss Prevention Advice Service (HLPAS). For more information about wherethese services and other places you can go to access support, see Annex Asee annex A: further advice and support.. 

If one or more of the circumstances above applies in your case, the judge may decide to delay the eviction or let you stay in your home. 

If the judge does not accept that you have a valid reason to stay, or that the eviction date should be delayed, then the eviction will proceed. 

On the day of the eviction

Bailiffs and enforcement officers must not use violence or offensive language when evicting you and they must not damage your belongings. They cannot keep your belongings to pay for court costs or for rent that you owe, unless the court makes a separate order that says they can do this. 

If you do leave personal belongings behind, your landlord will be responsible for making sure they are kept safe for a reasonable amount of time but not indefinitely. You may be charged additional costs, for example, the costs of storing your belongings. 

You may be able to claim money from your landlord if they dispose of your belongings without your permission. 

AnnexAnnex A: further A: further advice and supportsupport 

The Housing Loss Prevention Advice Service 

The The Housing Loss Prevention Advice Service (HLPAS) can provide free legal advice and representation as soon as your landlord or letting agent gives you a written notice that they intend to regain possession of the property . representation. 

A legal adviser funded by the government will work with you to find out why your landlord is looking to evict you. They will recommend potential solutions.  

For example, they may be able to provide legal advice on: 

• illegal eviction 

• housing disrepair 

• rent arrears  

• welfare benefits payments, andbenefits  

• payments and debt 

Civil Legal Advice 

You can have an initial discussion with an adviser to find out about the government funded support available to you by contacting Civil Legal Advice (CLA). CLA may be able to put you in touch with a solicitor, local law centre or advice agency that can help you.  

• website: 

  website: https://www.gov.uk/civil-legal-advice 

• phone:

  phone: 0345 345 4345 - Monday to Friday, from 9am to 8pm and Saturday from 9am to 12:30pm 

• text:

  text: ‘legalaid’ and your name to 80010 to ask CLA to call you back. It costs the same as a normal text message 

Find a legal aid adviser 

You can find a list of legal aid advisers using the Find a legal aid adviser service.   Enter your postcode and select the ‘Housing’ option.  

Contact your local council 

You can ask your local council for help as soon as you get a notice seeking possession. They may help you to stay in your home, including negotiating with your landlord, or help you to find alternative accommodation.  

If there is a risk you will become homeless, you should contact your local council homelessness prevention team for advice and assistance before agreeing to leave the property. 

Other places you can go to getseek help 

You can also getseek advice from Citizens Advice or Shelter if you were served with a section 8 or section 21 notice. 

If you are not eligible for legal aid, you can pay for a solicitor to give you advice. You can find a solicitor at: Find a Solicitor - The Law Society 

Money Helper can provide free and impartial help with money.  

Annex B: minimum notice periods under section 8 of the Housing Act 1988 in England 

These grounds (reasons for the eviction) and the notice periods are only relevant if your landlord issued you a notice before 1 May 2026. The grounds and notice periods for notices served after 1 May 2026 have changed and are listed in thein the grounds Guidefor topossession the Renters’ Rights Actpage.  

If your landlord used multiplelandlord is using multiple grounds for possession, the longest notice period will generally apply. For example, if they were to use groundGround 6 and groundGround 8, they would need to provide at least 2 months’ notice. 

There is an exception for the antisocial behaviour grounds 7a and 14. If either of these grounds weregrounds are used, the notice period for the antisocial behaviour ground would apply. If both grounds 7a and 14 are used, the notice period provided under ground 7a will apply. 

Ground		Notice period
	Mandatory (judge must award possession if ground met)
1: Landlord needs to move in		2 months
2: Mortgage repossession		2 months
3: Out of season holiday let		2 weeks
4: Let to student by an educational institution		2 weeks
5: Property required for use by minister of religion		2 months
6: Demolition / redevelopment		2 months
7: Death of tenant		2 months
7a: Serious antisocial behaviour		4 weeks (periodic tenancy) 1tenancy)  1 month (fixed-term tenancy)
7b: No right to rent in the UK		2 weeks
8: Serious rent arrears at time of service of notice and possession proceedings		2 weeks
	Discretionary (judge can decide whether to award possession, if ground met)
9: Alternative accommodation available		2 months
10: Some rent arrears at the time of service of notice and possession proceedings		2 weeks
11: Persistent late payment of rent		2 weeks
12: Breach of tenancy agreement		2 weeks
13: Tenant deteriorated property		2 weeks
14: Nuisance/annoyance, illegal/immoral use of property		None – proceedings may be commenced immediately after service of notice
14A: Domestic abuse (social tenancies only – where victim has permanently left the property)		2 weeks
14ZA: Rioting		2 weeks
15: Tenant has deteriorated furniture		2 weeks
16: Employment		2 months
17: False statement		2 weeks