Updated October 2026 · Fraser Bond
Landlords · Eviction
Eviction without court
Courtneeded
Surrenderby agreement
Lodgersdifferent
Illegaleviction
In short: You can't remove an assured tenant in England without a court order and court enforcement, unless they leave voluntarily. Tenants can end the tenancy by giving notice (usually two months) or agree a surrender with you. Lodgers who share your home are excluded occupiers and only need reasonable notice. Changing locks, removing belongings or cutting off utilities is illegal eviction or harassment, a criminal offence, and councils can impose heavy penalties. Since May 2026, landlords need a Section 8 ground to seek possession.
| Route | Court needed? |
|---|---|
| Tenant gives notice and leaves | No |
| Agreed surrender (in writing) | No |
| Lodger in your home | No, reasonable notice |
| Section 8 possession | Yes |
| Tenant refuses to leave | Yes, plus enforcement |
Lawful routes
Frequently asked questions
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Can I change the locks?
No, not while the tenant lives there.
What is a surrender?
An agreement that the tenancy ends.
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