Updated October 2026
In short: Before an eviction goes ahead, county court bailiffs and High Court Enforcement Officers assess the risks: who is in the property, whether anyone is vulnerable, and whether there's a history of violence, dogs or weapons. Landlords are usually asked to complete a risk assessment form. Accurate answers keep everyone safe, and incomplete ones are a common cause of delay.
Who carries out evictions
| Route | Who enforces | Typical timescale | Notes |
|---|---|---|---|
| County court warrant of possession | County court bailiffs | Often weeks to months, depending on the court | Lower cost; landlord applies on form N325 |
| High Court writ of possession | High Court Enforcement Officers (HCEOs) | Often faster once permission is granted | Requires court permission to transfer up; higher fees |
England and Wales. Timescales vary considerably by area.
What a risk assessment covers
Information you'll typically be asked for
- Names and number of occupiers, including children
- Known vulnerabilities: health, disability, mental health, age
- Any history of violence, threats or aggressive behaviour
- Dogs or other animals at the property
- Known weapons, drugs or criminal activity
- Access issues: locks, alarms, parking, shared entrances
- Whether police, social services or the council should be notified
The enforcement agent uses this to decide whether extra officers or police attendance are needed, and whether to involve the council's housing team or social services. Vulnerable occupiers must be identified so the eviction can be handled appropriately. Tenants can be referred for homelessness help before the eviction date.
A lawful eviction, step by step
| 1 | Valid notice A Section 8 notice on the correct grounds. Section 21 no-fault notices ended in England on 1 May 2026. |
| 2 | Possession order The court grants an order with a date to leave. |
| 3 | Warrant or writ If the tenant stays, apply for enforcement and complete the risk assessment. |
| 4 | Notice of eviction The tenant is given notice of the eviction date. |
| 5 | Eviction day Enforcement agents attend; you or your agent arrange a locksmith to change locks. |
Never change locks, remove belongings or cut off utilities without a court order. Unlawful eviction and harassment are criminal offences.
How Fraser Bond supports landlords
- Arrears management and early resolution before it reaches court
- Section 8 notices and evidence packs prepared correctly
- Coordination with solicitors, bailiffs and HCEOs, including risk assessment forms
- Attendance on eviction day, locksmiths and inventory of anything left behind
- Fast re-letting once the property is back
Frequently asked questions
Do bailiffs always do a risk assessment?
Yes. Enforcement agencies assess risk before attending, mostly from the information the landlord provides.
Can the eviction be postponed?
Yes. Tenants can apply to suspend a warrant, and agents may postpone if risks aren't covered.
Do I need to attend?
You or your agent usually need to attend to take possession and secure the property.
Need possession of your property?
Talk to us about a lawful, well-managed route from arrears to re-letting.
Speak to our teamRelated guides
Fraser Bond services: Property services · Rental · Contact us
