You have served your Section 8 notice, gone through the court process, and obtained a possession order. But the tenant still will not leave. What happens next? You apply for a warrant of possession, which authorises bailiffs to physically remove the tenant. This is the final stage of the eviction process.
When Do You Need a Warrant?
A possession order tells the tenant to leave by a specified date — usually 14 days from the order, or up to 42 days in exceptional hardship cases. If the tenant leaves by that date, you regain possession without further court involvement. If they do not, you must apply for a warrant. You cannot change the locks yourself — that would be illegal eviction under the Protection from Eviction Act 1977.
Applying for the Warrant
File a request with the county court that made the possession order using Form N325. The court fee is currently around 130 pounds. The application is straightforward, but the possession order date must have passed and the tenant must not have complied.
County Court Bailiffs
Once the warrant is issued, county court bailiffs execute it. The main disadvantage is the wait time. In many areas, particularly London, bailiffs are booked 6 to 12 weeks in advance, sometimes longer. During this time, you cannot regain possession and may be losing rent.
Once a date is set, bailiffs attend, give the tenant a final opportunity to leave, and if the tenant refuses, physically remove them and hand possession to you or your agent.
High Court Enforcement Officers
An alternative is to transfer the case to the High Court and use High Court Enforcement Officers (HCEOs). This is often significantly faster — HCEOs typically act within 1 to 2 weeks.
To use this route, apply for permission to transfer using Form N293A (court fee around 75 pounds). Once a writ of possession is issued, you instruct an HCEO. Their fees typically range from 300 to 600 pounds plus VAT. Despite the additional cost, many landlords prefer this route because the time saved can be worth thousands in lost rent.
What Happens on Eviction Day
Bailiffs or HCEOs attend the property, usually in the morning. They knock, identify themselves, and ask the tenant to leave. If the tenant refuses, they are physically removed. Once the tenant is out, you are given the opportunity to change the locks. Have a locksmith ready to attend on the day so you can secure the property immediately.
Dealing With Belongings Left Behind
You have obligations under the Torts (Interference with Goods) Act 1977. Take reasonable care of items and give the former tenant a reasonable deadline to collect them — typically 14 to 28 days. Write to them at their last known address. You can charge reasonable storage costs. If they do not collect within the deadline, you can dispose of the items, but keep a record of what was left and what steps you took.
Costs Summary
- Warrant of possession (county court): approximately 130 pounds
- Transfer to High Court: approximately 75 pounds
- HCEO fees: approximately 300 to 600 pounds plus VAT
- Locksmith: approximately 80 to 150 pounds
These are on top of court fees and any legal costs incurred earlier.
Take Action
Make sure every stage of your possession process is handled correctly. Generate your document pack for notice templates and compliance documents that help you get it right from the start.
For the full end-to-end timeline, read How Long Does Eviction Take in the UK?. For rent arrears cases, see Ground 8: Using Serious Rent Arrears to Regain Possession.