Section 21 eviction
The law is changing
The Renters' Rights Act will change eviction rights for private tenants.
Changes start from 1 May 2026.
For now, you can still be evicted with a section 21 notice.
How long does an eviction take?
Section 21 eviction often takes around 8 months.
It depends how quickly your landlord acts and how busy the court is.
There are 3 steps to eviction. Each step takes time.
You do not have to leave until your landlord has taken all 3 steps.
You can move out earlier if you find somewhere else to live.
The 3 steps your landlord must take
Your landlord must:
give you a valid section 21 eviction notice
ask the court for an eviction order
ask court bailiffs to evict you
Tell your landlord if you plan to stay after the notice ends.
It does not mean you have done something wrong if your landlord goes to court.
The court makes sure your landlord takes the right steps to evict you.
Step 1: Your landlord gives you a notice
You should get at least 2 months' notice.
You do not have to leave when the notice period ends.
A court should not evict you if the notice is not valid.
Step 2: Your landlord applies for a court order to evict you
The earliest date your landlord can do this is written on your section 21 notice.
The latest date depends on when your landlord gave you notice.
Get free legal advice if you get a letter from the court.
Table: Latest date your landlord can apply for an eviction order
| Date you were given the section 21 | When court action must start by |
|---|---|
| Before 1 February 2026 | Your landlord must start court action within 6 months of giving you notice |
| On or after 1 February 2026 | Your landlord must start court action by 31 July 2026 |
If your landlord applies to court too late, the court cannot evict you.
Your landlord could give you a new section 21 notice before 1 May 2026. But they cannot give you a section 21 after this date.
If your landlord applies in time
It often takes around 6 to 9 weeks for your landlord to get an eviction order.
It depends on:
how busy the court is
if there is a court hearing
There might not be a hearing if your landlord uses the accelerated process.
If the section 21 is not valid
It's very important to tell the court why the notice is not valid.
A judge might not notice a mistake by the landlord.
Return your defence form to the court within 2 weeks.
If the court orders your eviction
An eviction order gives a date for you to leave.
It is usually 2 to 6 weeks after the court makes the order.
You do not have to leave if you have nowhere to go.
Step 3: Eviction by bailiffs
Your landlord can ask court bailiffs to evict you when the date on the eviction order passes.
It may be a few weeks before the bailiffs write to you with an eviction date.
Bailiffs must give you at least 2 weeks' notice of when they will evict you.
Find out what happens on the eviction date.
Who pays the costs of eviction?
If the court makes an eviction order, you usually have to pay:
your landlord's court fees
some or all of their legal costs
You might have to pay at least £666 if there is a hearing and you are evicted by bailiffs.
You should not have to pay court costs if your section 21 notice is not valid.
Speak to an adviser or the council if you're worried about being evicted.
Last updated: 3 February 2026
