Eviction

What is eviction?

Eviction is the legal process by which a landlord removes a tenant from a rental property. Across all four UK nations, a landlord must follow a formal legal process to evict you. Removing a tenant without doing so is a criminal offence.

Your landlord can't simply ask you to leave and expect you to go. Evicting a tenant requires a formal legal process, and removing someone without following it is a criminal offence.

In England, the Renters' Rights Act 2025 abolished Section 21 no-fault evictions on May 1st, 2026. Every eviction now follows the same process: the landlord must serve a Section 8 notice citing one or more specific grounds for possession, wait for the notice period to expire, and then apply to the county court for a possession order. Only once the court grants the order must you leave.
In Scotland, no-fault evictions were abolished in 2017 under the Private Housing (Tenancies) (Scotland) Act 2016. Landlords must use one of 18 grounds for eviction and obtain a tribunal order.
In Wales, the Renting Homes (Wales) Act 2022 governs evictions, and landlords must serve a section 173 notice (no-fault) or a section 181 notice (breach-based).
In Northern Ireland, the process varies depending on the type of tenancy, but landlords must give notice and follow prescribed procedures.

In England, the grounds for possession are split into mandatory grounds, where the court must grant possession if the ground is proven, and discretionary grounds, where the court can decide whether it's reasonable. Your landlord must prove their case, and you have the right to attend the hearing and defend yourself.

Even after a possession order is granted, you don't have to leave immediately. The order will specify a date by which you must vacate. If you don't leave by that date, the landlord must apply for a warrant of possession, and only a court-appointed bailiff can physically remove you. Your landlord can't change the locks, remove your belongings, or force you out themselves. Doing so is illegal eviction, which is a criminal offence.

Frequently asked questions

Can my landlord evict me without going to court?

No, the only lawful way to evict a tenant in England is through a court order. If your landlord tries to remove you by changing locks, cutting off utilities, or threatening you, that's an illegal eviction, and you should contact your local council or the police.

How long does the eviction process take?

It varies depending on the ground cited and court backlogs, but typically several months from the date the Section 8 notice is served to the date you'd need to leave under a possession order. You remain in the property throughout.

Can I be evicted for complaining about repairs?

No, that would be retaliatory eviction, which is prohibited. If you believe your landlord is pursuing eviction in response to a complaint, you can raise this as a defence in court. The court can refuse to grant a possession order if it determines the eviction is retaliatory.