⚠️ Important Notice: Section 21 is Abolished from 1 May 2026
As a result of the Renters' Rights Act, Section 21 "no-fault" evictions will be abolished from 1 May 2026. After this date, Section 21 will no longer be applicable and landlords will need to rely on Section 8 grounds for possession instead. We will be updating this page after 1 May 2026 to reflect the new legal position.
High-Intent Legal Service
Tenant Eviction Solicitors
Section 21 and Section 8 notices, accelerated possession orders, warrants of possession and High Court enforcement — handled by experienced eviction solicitors, not paralegals.
We ensure notices are served correctly the first time, avoiding costly delays and invalid claims. Staged fixed-fee pricing available. How long does it take to evict a tenant? We will give you a realistic timeline at the outset.
What We Cover
Eviction & Possession Services
Section 21 Notice
No-fault eviction notice. Must be served correctly with all prescribed information. Note: abolished from 1 May 2026 under the Renters' Rights Act.
Section 8 Notice
Used where the tenant has breached the tenancy — most commonly rent arrears. Ground 8 (mandatory) applies where arrears are at least two months. Remains available after May 2026.
Accelerated Possession Order
Faster court route for possession following a valid Section 21 notice. Resolved on the papers without a hearing in most cases. Not available after 1 May 2026.
Possession Claim
Court proceedings where the tenant fails to vacate after notice. We prepare the claim form, evidence bundle and attend hearings.
Warrant of Possession
Applied for after a possession order is granted and the tenant fails to vacate. Authorises county court bailiffs to attend the property and remove the tenant.
High Court Enforcement
Transferring possession orders to the High Court for faster enforcement via High Court Enforcement Officers (HCEOs).
Why Landlords Trust Us With Their Evictions
30 Years' Experience
Your eviction is handled by a solicitor with three decades of specialist experience — not a paralegal or junior fee earner.
Pre-Notice Compliance Review
We check your documentation before serving any notice, catching issues that would otherwise invalidate your claim and cause a Section 21 possession claim to be struck out.
Speed Matters
Every day a non-paying tenant remains in your property costs you money. We move quickly and efficiently — and we will tell you upfront how long the eviction process is likely to take.
Renters' Rights Act Ready
We understand the new possession regime from 1 May 2026 and can advise on the best strategy under the new rules — including the Section 8 grounds replacing Section 21.
The Renters' Rights Act changes everything
From 1 May 2026, Section 21 is abolished. All possession claims must rely on specific legal grounds. If you are considering a Section 21 eviction or accelerated possession order, you need to act now. If you are planning for the new regime, we can advise on the Section 8 grounds available to you.
Read our Section 21 guideFAQs
Common Questions About Evictions
How long does it take to evict a tenant?
Timescales vary depending on the route taken. An undefended Section 21 accelerated possession claim typically takes 6–10 weeks from issue to possession order. Section 8 claims based on rent arrears can be faster where arrears are clear. Defended proceedings take longer. We will give you a realistic timeline at the outset.
What is an accelerated possession order?
An accelerated possession order is a faster court route for possession where a valid Section 21 notice has been served. It does not require a court hearing in most cases and is typically resolved on the papers. Note: Section 21 is abolished from 1 May 2026, so this route will no longer be available after that date.
What is a warrant of possession?
A warrant of possession is applied for after a possession order is granted and the tenant fails to vacate by the date specified. It authorises county court bailiffs to attend the property and remove the tenant. We handle the application and liaise with the court on your behalf.
What happens if a Section 21 possession claim is struck out?
A Section 21 possession claim can be struck out if the notice was invalid — for example, if prescribed information was not served, the deposit was not protected, or the notice was served too early. We carry out a pre-notice compliance review to catch these issues before they cause problems.
What is the difference between Section 21 and Section 8?
Section 21 is a no-fault eviction notice — the landlord does not need to give a reason. Section 8 is used where the tenant has breached the tenancy, most commonly rent arrears. Section 21 is being abolished from 1 May 2026. Section 8 will remain available.
Our Team
Speak to a Member of Our Team
Jane Clutton
Director & Solicitor
Jane has almost 30 years' experience handling evictions and possession claims for landlords. She ensures notices are served correctly the first time, avoiding the costly delays that come from invalid claims. Her approach is direct, practical and efficient — she knows what works and gets it done.
Request Fixed-Fee Eviction Pricing
Tell us about your situation and we will provide clear, staged fixed-fee pricing with no obligation.
Prefer to call? 01244 757352