Updated October 2026
In short: If a tenant refuses to leave, you must use the court process. Since 1 May 2026, Section 21 no-fault notices have ended in England, so possession claims rely on Section 8 grounds, such as rent arrears, anti-social behaviour, breach of tenancy, or the new grounds for selling or moving in. Changing locks or removing belongings without a court order is illegal eviction.
| Common ground | Typical use |
|---|---|
| Rent arrears (mandatory threshold) | Serious arrears at notice and hearing |
| Persistent late payment / some arrears (discretionary) | Repeated arrears or late payment |
| Anti-social behaviour | Nuisance or criminal behaviour |
| Breach of tenancy | Unauthorised subletting, damage, pets in breach |
| Landlord selling or moving in | Usually not available in the first 12 months of a tenancy; notice periods apply |
Grounds and notice periods changed on 1 May 2026. Use current forms and take advice.
The lawful route
| 1 | Evidence Rent records, correspondence, inspection reports and witness statements. |
| 2 | Section 8 notice Correct form, grounds and notice period. |
| 3 | Court claim Issue the claim if the tenant hasn't left when notice expires. |
| 4 | Hearing and order The court decides; mandatory grounds give more certainty. |
| 5 | Enforcement Bailiffs or High Court Enforcement Officers if the tenant still stays. |
Never do this
- Change the locks while the tenant is out
- Remove their belongings
- Cut off gas, electricity or water
- Harass or threaten the tenant
How Fraser Bond helps landlords
- Early arrears and breach management
- Section 8 notices and evidence packs
- Coordination with solicitors and enforcement
- Fast re-letting once possession is recovered
Related guides
Fraser Bond services: Property services · Rental · Contact us
