My landlord has just started a possession claim against me. Am I about to be evicted?

No, not immediately. A claim is the document that opens a court case — it still has to go to a hearing or paper decision, then, if your landlord succeeds, a possession order with its own leave date, and only after that a warrant with at least 14 days’ further notice before bailiffs attend. Nationally, the median time from a claim being filed to an actual repossession is currently around 27 weeks.

What’s the difference between a mandatory and a discretionary ground for possession?

On a mandatory ground, a judge who finds the ground proven generally has to grant possession. On a discretionary ground, the judge decides whether it’s reasonable to make you leave, and can suspend the order on conditions, such as paying off arrears, instead of ordering you out. Check which type of ground your landlord’s notice cites.

Do these new figures mean the Renters’ Rights Act is causing more evictions?

The figures actually show the opposite pattern for completed evictions — warrants and repossessions were both down year-on-year, even as claims filed rose. The Ministry of Justice itself says it’s too early to attribute the change to the Act, since this quarter only covers two months after it came into force.

I haven’t left by the date on my possession order. What happens now?

Your landlord has to apply separately to the court for a warrant of possession before bailiffs can remove you — an order alone doesn’t authorise that. If a warrant is granted, you must be given at least 14 days’ written notice of the eviction date, and depending on the ground involved, you may still be able to apply to suspend it before that date arrives.

Can I stop the process by paying off rent arrears?

Often, yes, if the ground being used is discretionary — arrears grounds frequently are, unless the arrears are large enough to meet a mandatory threshold. A court can suspend a possession order on condition that you pay off the arrears at an agreed rate. Check the notice, and ideally get advice before the hearing rather than after.

How long does it take from a possession claim to eviction?

Nationally, the median time from a landlord filing a claim to the property being repossessed was 27.1 weeks in April to June 2026, according to Ministry of Justice figures. That is around six and a half months, and your own case may move faster or slower.

What happens after a possession order is granted?

The order will usually give a leave date, often around two weeks after the hearing for discretionary grounds, though mandatory grounds can move faster. If you have not left by then, your landlord must apply separately for a warrant, and bailiffs must give at least 14 days' written notice before they attend.

Can my landlord still use a Section 21 notice?

No, not for assured tenancies. Since the Renters' Rights Act came into force on 1 May 2026, a landlord seeking possession has to serve a Section 8 notice citing one or more specific grounds, then wait out the notice period for that ground before applying to court.

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