Renters' Rights Act 2025 — Section 21 abolished 1 May 2026 · England only. Accelerated possession orders are no longer available. All possession must now use Section 8 grounds. Read our Section 21 abolition guide →
Accelerated Possession Orders:
What Landlords Need to Know
Accelerated possession orders no longer exist. Section 21 was abolished on 1 May 2026 under the Renters' Rights Act 2025. All possession claims must now use Section 8 grounds. We explain the fastest routes available to landlords today.
What Was an Accelerated Possession Order?
An accelerated possession order was a fast-track court procedure available to landlords who had served a valid Section 21 notice. Unlike a standard possession claim, it could be dealt with on paper — without a court hearing — in most cases. This made it significantly faster than the standard possession route, typically resolving in 6–8 weeks from issue.
The procedure was widely used because it did not require the landlord to prove any fault on the tenant's part. A landlord could recover possession simply because the fixed term had ended or sufficient notice had been given — without needing to establish rent arrears, antisocial behaviour, or any other ground.
That changed on 1 May 2026, when Section 21 was abolished under the Renters' Rights Act 2025. With no Section 21 notice to rely on, the accelerated possession procedure ceased to exist. All possession claims in England must now use Section 8 of the Housing Act 1988.
What Has Replaced Accelerated Possession?
There is no direct equivalent to the accelerated possession procedure under the new regime. However, landlords can still achieve relatively fast possession in the right circumstances.
Ground 8 — Mandatory Rent Arrears
If the tenant owes at least 3 months' rent (monthly tenancy) or 13 weeks' rent (weekly tenancy) at both the date of service and the date of the hearing, the court must grant possession. This is the fastest route for rent arrears cases — typically 8–12 weeks from service of the Section 8 notice.
Ground 1A — Landlord Intends to Sell
A new mandatory ground introduced by the Renters' Rights Act 2025. If the landlord genuinely intends to sell the property, they can serve a Section 8 notice on this ground. 4 months' notice is required. The court must grant possession if the ground is proved.
Ground 1 — Landlord Requires Property as Home
If the landlord (or a close family member) requires the property as their principal home, this mandatory ground can be used. 4 months' notice is required. The court must grant possession if the ground is proved.
Ground 7A — Serious Antisocial Behaviour
Where the tenant has been convicted of a serious criminal offence or is subject to a civil injunction for antisocial behaviour, this mandatory ground can be used. 4 weeks' notice is required.
Possession Timeline Under Section 8
The fastest route to possession under the new rules — Ground 8 mandatory rent arrears.
Serve Section 8 notice
Day 1Serve the prescribed Section 8 notice specifying the grounds relied upon. Notice period: 2 weeks (mandatory rent arrears) or 2 months (most other grounds).
Notice period expires
Day 14–60Wait for the notice period to expire. If the tenant does not vacate or remedy the breach, you can issue possession proceedings.
Issue possession claim
Day 15–61File a possession claim at the county court using form N5B. Pay the court fee (currently £391). The court will list a hearing date.
Possession hearing
Week 6–12Attend the possession hearing. For undefended mandatory ground claims, the judge must grant possession. For discretionary grounds, the judge has discretion.
Possession order granted
Week 6–12The court grants a possession order specifying the date by which the tenant must vacate (usually 14–28 days from the hearing).
Enforcement if needed
Week 8–14+If the tenant does not leave, apply for a warrant of possession (county court bailiffs) or transfer to the High Court for faster enforcement.
Interim Possession Orders — Squatters and Trespassers
An interim possession order (IPO) is a separate procedure — not affected by the abolition of Section 21 — available where a person has entered residential premises as a trespasser (squatter). It is not available against tenants.
An IPO requires the trespasser to leave within 24 hours of service. It is a criminal offence to remain on the premises after an IPO is served. We advise on IPOs and other routes to remove trespassers quickly.
Read our squatters rights guideFrequently Asked Questions
What was an accelerated possession order?
An accelerated possession order was a fast-track court procedure available to landlords who had served a valid Section 21 notice. It allowed possession to be obtained without a full hearing in most cases, typically within 6–8 weeks. The procedure was abolished when Section 21 was removed from the law on 1 May 2026 under the Renters' Rights Act 2025.
Can I still use an accelerated possession order?
No. Accelerated possession orders are no longer available. Section 21 was abolished on 1 May 2026. All possession claims in England must now be brought under Section 8 of the Housing Act 1988, using one of the specified grounds for possession. There is no equivalent fast-track procedure under Section 8, although undefended mandatory ground claims (such as Ground 8 for rent arrears) can be resolved relatively quickly.
How long does a possession order take now?
Under Section 8, an undefended claim based on mandatory Ground 8 (three months' rent arrears) typically takes 8–12 weeks from service of the notice to a possession order. Defended claims or those based on discretionary grounds take longer — often 3–6 months. The notice period itself is 2 weeks for mandatory rent arrears grounds and 2 months for most other grounds.
What is the fastest way to get possession now?
The fastest route is a Section 8 claim based on mandatory Ground 8 (three months' rent arrears). If the arrears threshold is met at both the date of service and the date of the hearing, the court must grant possession — the judge has no discretion. For other situations, we will advise on the most appropriate grounds and the realistic timescale for your case.
What happens after a possession order is granted?
Once a possession order is granted, the tenant is given a date by which they must vacate (usually 14–28 days). If they do not leave, you must apply for a warrant of possession to instruct county court bailiffs. Alternatively, you can apply to transfer enforcement to the High Court, where High Court Enforcement Officers can act more quickly — sometimes within days.
What is an interim possession order?
An interim possession order (IPO) is a separate procedure available where a person has entered residential premises as a trespasser (squatter). It is not the same as an accelerated possession order and is not affected by the abolition of Section 21. An IPO requires the trespasser to leave within 24 hours and makes it a criminal offence to remain. We advise on IPOs and other routes to remove trespassers.
Need Possession Advice?
We advise landlords on the fastest and most effective route to possession under the new rules. Call us or make an enquiry below.
01244 757 352Free Initial EnquiryKey Dates
- 1 May 2026 — Section 21 abolished, accelerated possession ends
- From 1 May 2026 — All possession via Section 8 grounds only
- Existing S.21 notices — No longer valid after 1 May 2026
Possession Timescales
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Tell us about your situation and we'll advise on the fastest route to possession under the new rules.