Landlord Tenant Disputes & Eviction Solicitors

Section 8 is a fault-based eviction — you are evicting the tenant because they have breached the tenancy agreement, most commonly by failing to pay rent. You must serve a Section 8 notice specifying the grounds for eviction and then apply to court if the tenant does not leave. Section 21 is a no-fault eviction — you are ending the tenancy without needing to give a reason. However, Section 21 is being abolished under the Renters' Rights Act 2025. We advise on the current position and the transition to the new regime.

An uncontested Section 8 eviction for rent arrears typically takes 3–5 months from serving the notice to obtaining a possession order. If the tenant contests the claim, it can take longer. A Section 21 eviction (while still available) typically takes 4–6 months. These timescales depend on court availability, which varies by region. We will give you a realistic estimate for your specific situation.

Technically yes — landlords can represent themselves in possession proceedings. However, the process is procedurally complex and errors can result in the claim being dismissed, causing significant delay and additional cost. A single procedural error in serving a Section 8 or Section 21 notice can invalidate the entire process and require you to start again. We recommend taking legal advice before serving any notice.

If the tenant does not leave voluntarily after a possession order is made, you must apply for a warrant of possession. A court bailiff will then attend the property and physically remove the tenant. You cannot change the locks or remove the tenant's belongings yourself — doing so is illegal and could result in a claim against you for unlawful eviction.

The Renters' Rights Act 2025 abolishes Section 21 no-fault evictions and introduces a new regime for possession. All tenancies will become periodic (rolling) tenancies. Landlords will only be able to evict tenants on specific grounds set out in the Act — similar to the current Section 8 grounds but with some new additions. The Act also introduces a new Ombudsman and a Private Rented Sector Database. We advise landlords on compliance with the new regime.

In court proceedings, the general rule is that the losing party pays the winning party's costs — but this is not automatic and the court has discretion. Many tenancy agreements contain a clause allowing the landlord to recover legal costs from the tenant in certain circumstances. We will advise you on the realistic prospects of cost recovery in your specific case.

Yes. We advise both landlords and tenants on disputes. If you are a tenant facing eviction or a dispute with your landlord, we can advise you on your rights and options — including whether the eviction notice is valid, whether you have grounds to challenge the claim, and what defences may be available to you.

An accelerated possession claim is a faster court process for obtaining a possession order under Section 21 (no-fault eviction). It is dealt with on paper without a hearing in most cases, which makes it quicker than a standard possession claim. However, it can only be used where there is a written tenancy agreement and the correct Section 21 notice has been served. It does not allow you to claim rent arrears at the same time — a separate money claim is required for that.