Section 21 eviction
The law has changed
Private tenants can only be evicted with a section 21 notice if you got a valid notice before 1 May 2026.
How long does an eviction take?
Section 21 eviction often takes around 8 months.
It depends on:
how quickly your landlord acts
how busy the courts and bailiffs are
The 3 steps your landlord must take to evict you
Your landlord must:
give you a valid section 21 eviction notice
apply for an eviction order from a court if you stay after your notice ends
ask court bailiffs to evict you
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 court makes sure your landlord has taken the right steps to evict you.
Tell your landlord if you plan to stay after your notice ends.
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 your notice is not valid.
Step 2: Your landlord applies for a court order
Your landlord cannot ask a court for an eviction order more than 6 months after giving you notice.
The last day they can apply to court is 31 July 2026.
Some landlords have to apply for an eviction order before this date. It depends when you got the 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 cannot give you a section 21 notice from 1 May 2026.
If your landlord applies for an eviction order in time
It might takes around 6 to 9 weeks for your landlord to get an eviction order from a court.
It depends:
how busy the court is
if you get a court hearing
There might not be a hearing if your landlord uses the accelerated process.
If your section 21 notice is not valid
It is 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.
Example: How long from notice to bailiffs?
Anna's landlord wants to sell the property. He gives her a section 21 notice on 1 February.
The notice ends on 1 April and Anna stays on. She's not doing anything wrong.
The landlord asks the court for an eviction order.
The order says Anna should leave by 1 July.
Anna cannot find anywhere to live. So she has to stay in her home.
The landlord asks bailiffs to evict Anna. The bailiffs say they will come on 1 October.
Anna finds a new tenancy just in time.
She has stronger rights in her new home because of the Renters' Rights Act.
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: 1 May 2026
