Eviction & Tenant Support
Step-by-step guidance on rent arrears and possession, help preparing documents, and access to UK professionals.
How Wala can help
- Understand the possession grounds and notice periods that apply to your property
- Organise your arrears schedule and evidence
- Get a clear case summary you can keep
- Request help from an eviction specialist or solicitor if you want it
Evicting a tenant legally in England in 2026
Since 1 May 2026, Section 21 "no-fault" eviction has ended in England. Landlords now get a property back with a Section 8 notice on Form 3A, using one or more grounds — for example rent arrears (Grounds 8, 10 and 11), selling (Ground 1A), moving in (Ground 1) or antisocial behaviour.
Wala walks you through the right ground, the notice period, the court claim (PCOL or N5/N119) and bailiffs, and checks the things that most often sink a claim: deposit protection, safety certificates and the paperwork. Only a court order and court bailiffs can remove a tenant — never change the locks yourself.
Common questions
Can landlords still use Section 21?
No. In England, Section 21 was abolished on 1 May 2026, and notices served before then lapsed if no court claim was made by 31 July 2026. Landlords now use Section 8 with a specific ground.
How much rent arrears before I can evict?
For the mandatory Ground 8, the tenant must owe at least 3 months' rent (13 weeks if paid weekly) both when you serve the notice and at the hearing. Grounds 10 and 11 are discretionary fallbacks. The notice period is 4 weeks.
How long does an eviction take?
It depends on the ground and the court. A typical rent-arrears case is 4 weeks' notice, then several months for the court hearing and, if needed, bailiffs. Getting the paperwork right first avoids starting again.
Do I need a solicitor to evict a tenant?
Not always — many landlords handle straightforward Section 8 claims themselves. A landlord solicitor is worth it for defended cases, complex grounds or if anything in your paperwork is uncertain. Wala can tell you which applies.