A guide to evicting a tenant in the UK: A landlord’s perspective


Evicting a tenant is a complex and sensitive process that requires landlords to navigate through a web of legal requirements and considerations.

In the UK, the eviction process is governed by a set of rules and regulations designed to protect the rights of both landlords and tenants.

Understanding the tenancy agreement

It’s crucial to understand the tenancy agreement that governs the relationship between the landlord and the tenant. The tenancy agreement outlines the terms and conditions of the rental arrangement. It includes the duration of the tenancy, rent amount, and any specific rules or obligations.

Most tenancies in the UK fall into two categories: assured shorthold tenancies (ASTs) and assured tenancies. ASTs are the most common type and provide landlords with a simplified process for eviction. However, it’s important to note that not all tenancies are ASTs, and some properties may fall under different rules.

Grounds for eviction

Landlords in the UK can only evict tenants on specific grounds defined by law. The grounds for eviction can be broadly categorised into two types: mandatory and discretionary.

Mandatory grounds:

  1. Non-payment of rent: If a tenant fails to pay rent, it constitutes a clear ground for eviction. Landlords must follow specific procedures, including serving a notice and obtaining a possession order.
  2. Breach of tenancy agreement: If the tenant violates the terms of the tenancy agreement, such as causing damage to the property or engaging in illegal activities, the landlord may have grounds for eviction.
  3. End of fixed-term tenancy: When an AST reaches the end of its fixed term, landlords can regain possession of the property without providing a specific reason. However, proper notice must be given.
  4. Mortgage repossession: If the property is subject to a mortgage and the mortgage lender seeks possession, the landlord may need to evict the tenant.

    Discretionary grounds:

  1. Persistent late payment: While non-payment of rent is a mandatory ground, persistent late payment can be discretionary. Landlords may need to provide evidence of repeated late payments.
  2. Nuisance or antisocial behaviour: If the tenant engages in behaviour that causes a nuisance or disrupts the peace, the landlord may have grounds for eviction.
  3. Subletting without permission: If the tenant sublets the property without the landlord’s consent, it can be grounds for eviction.
  4. Sale of the property: If the landlord intends to sell the property with vacant possession, they may have grounds for eviction. However, specific procedures must be followed.

Notifying the tenant

Before initiating the formal eviction process, landlords must provide the tenant with notice. The type of notice required depends on the grounds for eviction.

  1. Section 8 notice: This notice is used when evicting a tenant on discretionary grounds. It specifies the grounds for eviction and gives the tenant a set period to rectify the issue or vacate the property.
  2. Section 21 notice: For mandatory grounds, such as the end of a fixed-term tenancy, landlords can use a Section 21 notice. This notice requires the tenant to vacate the property after a specified period, typically two months.

It’s crucial to ensure that the notice is correctly drafted, including all necessary information and complying with legal requirements. Failure to provide proper notice can lead to delays in the eviction process.

Applying for a possession order

If the tenant fails to comply with the eviction notice, the next step is applying for a possession order from the court. The type of possession order required depends on the circumstances.

  1. Standard possession order: This is the most common type of possession order and is used for mandatory grounds, such as the end of a fixed-term tenancy.
  2. Accelerated possession order: This expedited process is available for landlords seeking possession on the basis of a Section 21 notice. It does not involve a court hearing but is subject to certain conditions, such as proper notice and documentation.
  3. Possession order with money judgement: In cases where the landlord is also seeking unpaid rent, a possession order with a money judgement may be necessary.

Attending a court hearing

For possession orders involving discretionary grounds, the landlord may need to attend a court hearing. During the hearing, both parties will have the opportunity to present their case, and the judge will determine whether to grant the possession order.

It’s essential for landlords to prepare thoroughly for the hearing, bringing all relevant documents and evidence to support their case. This may include the tenancy agreement, rent payment records, and any correspondence with the tenant.

Executing the possession order

Once the possession order is granted, the landlord can take steps to regain possession of the property. If the tenant refuses to leave voluntarily, the landlord may need to involve court bailiffs to enforce the order.

It’s important to note that landlords cannot take matters into their own hands by forcibly removing the tenant or changing the locks. Doing so can lead to legal consequences and potential counterclaims from the tenant.

Alternative dispute resolution (ADR)

In some cases, landlords and tenants may opt for alternative dispute resolution methods, such as mediation, to resolve issues without going through the formal eviction process. Mediation can be a cost-effective and faster way to address disputes, allowing both parties to reach a mutually agreeable solution.

It’s worth considering ADR before pursuing court proceedings, as it may help preserve the landlord-tenant relationship and avoid the time and expense associated with legal action.


Evicting a tenant in the UK is a complex process that requires careful adherence to legal procedures. From understanding the grounds for eviction to serving proper notices and obtaining possession orders, landlords must navigate the legal landscape with precision and diligence.

While the eviction process can be challenging, it’s crucial for landlords to prioritise communication, document all interactions with the tenant, and seek legal advice when needed. By following the correct procedures and respecting the rights of both parties, landlords can navigate the eviction process successfully and protect their investment.