Once a county court bailiff date has been set, many landlords assume the hard part is over. However, although possession is close, it is still important to understand exactly what will happen on the day and what is expected of you as a landlord.
This guide explains how the bailiff process works in England, what the bailiff will and will not do, and how landlords should prepare to avoid delays, disputes, or legal risk.
What is a Bailiff date?
A bailiff date is arranged after a landlord has obtained a possession order from the county court and the tenant has failed to leave by the date specified in that order. As a result, the landlord applies for a warrant of possession, which authorises county court bailiffs to lawfully return possession of the property.
Importantly, bailiffs are the only people who can legally carry out an eviction if a tenant remains in occupation. Any attempt by a landlord to remove a tenant themselves, even after a possession order, may amount to unlawful eviction.
Official guidance on this process is available on the GOV.UK:
https://www.gov.uk/evicting-tenants/eviction-notices-and-bailiffs
What happens on the day the bailiffs attend?
On the day of the appointment, a county court bailiff will attend the property at the scheduled time. The bailiff’s role is to enforce the warrant of possession and return the property to the landlord.
In most cases, the bailiff will:
- Confirm their authority under the warrant
- Ask the tenant to leave the property
- Allow the tenant a short period to collect essential belongings
If the tenant is present, they will be required to leave. If the tenant is not present, the bailiff can still lawfully take possession on the landlord’s behalf. However, bailiffs do not remove furniture or clear the property of belongings.
Once possession has been returned, the bailiff will confirm that the eviction has been completed.
Further explanation of what happens when bailiffs attend can be found via Shelter’s guidance:
https://england.shelter.org.uk/housing_advice/eviction/what_happens_when_bailiffs_evict_tenants
Do Landlords need to attend the bailiff appointment?
Although landlords are not legally required to attend, it is strongly recommended that they do, or that they send a representative such as a letting agent or solicitor.
Attending helps ensure that:
- Access can be gained if the property is locked
- Locks can be changed immediately after possession is returned
- Any practical issues can be dealt with without delay
Therefore, landlords should ensure that keys, photographic ID, and a locksmith are available on the day.
What are you allowed to do as a landlord on Bailiff Day?
Once the bailiff has formally returned possession, the landlord can lawfully take control of the property. At that point, it is acceptable to:
- Change the locks
- Secure the property
- Inspect the condition of the premises
However, landlords must not:
- Attempt to evict the tenant before the bailiff arrives
- Harass, pressure, or intimidate the tenant
- Dispose of tenant belongings without following the correct legal process
Unlawful eviction and harassment are criminal offences under the Protection from Eviction Act 1977. Guidance on this is available here:
https://www.gov.uk/private-renting-evictions/harassment-and-illegal-evictions
What if the tenant refuses to leave?
If a tenant refuses to cooperate, the bailiff has authority to proceed. In some cases, police may attend to prevent a breach of the peace. However, landlords should not intervene or attempt to assist physically.
Instead, landlords should allow the bailiff to manage the situation. Interference by a landlord can lead to complications or allegations of unlawful behaviour.
What happens to tenant belongings after the eviction?
It is common for tenants to leave belongings behind. Importantly, these items do not automatically become the landlord’s property.
In most cases, landlords must follow the Torts (Interference with Goods) Act 1977. This usually means:
- Storing items safely
- Giving the former tenant notice to collect them
- Allowing a reasonable period before disposal
Practical guidance on dealing with tenant possessions can be found here:
https://www.nrla.org.uk/resources/ending-your-tenancy/tenant-possessions-after-tenancy-tort
What should Landlords do immediately after possession is returned?
After the bailiff has completed the eviction, landlords should:
- Secure the property fully
- Take photographs or video evidence of the condition
- Read meters and notify utility providers
- Inform insurers that possession has been regained
Taking these steps promptly helps protect your position and reduces the risk of disputes later.
Why Legal advice still matters at this stage
Although a bailiff date feels like the final step, legal risks still exist. Mishandling the eviction or tenant belongings can result in claims even after possession is regained.
While general guidance is available on GOV.UK, tailored advice can help landlords avoid mistakes and unnecessary stress.
A bailiff date is the final legal stage of eviction, but it must be handled carefully. By understanding what will happen and what is expected of you, landlords can regain possession lawfully and with minimal risk.
If you are approaching a bailiff appointment or need support with enforcement, Solicitors4Landlords can provide clear, practical guidance throughout the process.
Get in touch today to protect your position and move forward with confidence.
Get in touch with Solicitors4Landlords today to discuss your case and take the right legal action with confidence. Call 01455553945 or email info@solicitors4landlords.com