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Fast & Legal Tenant Eviction Help

England & Wales Professional Legal Services

When you need tenants removed quickly and lawfully, our experienced eviction solicitors provide clear guidance and decisive action. We manage the full legal process from start to finish, giving landlords confidence that their property matters are handled with professionalism and urgency.

To start your eviction, serve the correct notice today.

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What Is Eviction in England & Wales?

Eviction is the formal legal process for regaining possession of a property when a tenancy ends or obligations are not met. Landlords must comply with the Housing Act 1988, Housing Act 1996, and the Renters (Reform) Bill 2025. Serving the correct notices and following proper procedures is essential to remain compliant.

To legally evict a tenant, you may need to serve:

A Section 21 Notice
A Section 8 Notice
A Notice to Quit

Need help? Contact us today and we’ll ensure the correct notices are served on your behalf.

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Sheik Islam (LLB Hons)

Principal Lawyer

20+

Years Experience

24hrs

Notice Service

£100

Starting Price

4.8/5

Google Reviews

"I ensure every eviction is handled lawfully, efficiently, and with complete transparency — so you regain possession quickly without costly mistakes."

Section 21 Eviction Guide – No-Fault Possession.

Section 21 allows landlords to end an AST (Assured Shorthold Tenancy) without proving fault.

When You Can Use Section 21

End of fixed term or during a periodic tenancy
To sell or re-occupy the rental property
Where tenancy documents are fully compliant
When landlords need vacant possession without proving tenant fault
For assured shorthold tenancies (ASTs) in England and Wales
When serving at least two months’ written notice to the tenant

Section 21 Checklist 2025

Before serving Section 21 you must have:

Deposit protected in government-approved scheme
Gas Safety Certificate given
Energy Performance Certificate (EPC) provided
Latest How to Rent guide issued
HMO/selective licence (if applicable)

Section 21-Accelerated Possession Guide

This is the fastest legal route to regain possession,but strict compliance requirements must be met.

Faster Eviction Process

Landlords can use the accelerated possession procedure with a valid Section 21 notice when there are no rent arrears.

Paper-based process - No court attendance required in most cases

Quicker resolution - Often avoids full hearing procedures

Cost effective - Lower court fees than standard possession claims

Important: The court may still list a hearing if documents are incomplete, a tenant files a defence, or the judge requires further clarification.

Critical Restrictions

A Section 21 notice will be invalid if any of these conditions apply:

Deposit Protection Issues

The deposit is not protected in a government-approved scheme

Missing Prescribed Information

Prescribed information was not served correctly to the tenant

Retaliatory Eviction Prevention

A local authority has issued an improvement or repair notice

Section 21 is the fastest legal route for landlords in England & Wales to regain possession — but only if all compliance steps are met and the notice is served correctly.

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Section 8 Eviction Guide -Fault Based Possession.

Section 8 is used where tenants have breached tenancy terms.

Mandatory Grounds for Eviction (England & Wales)

Ground 1 – Landlord requires the property back as their main home (2 months’ notice)
Ground 2 – Property subject to a mortgage where lender is repossessing (2 months’ notice)
Ground 3 – Former holiday let, returning to holiday use (2 weeks’ notice)
Ground 4 – Let to students by an educational institution (2 weeks’ notice)
Ground 5 – Property required for a minister of religion (2 months’ notice)
Ground 6 – Demolition, substantial redevelopment, or major works (2 months’ notice)
Ground 7 – Tenancy passed on after tenant’s death (not succession) (2 months’ notice)
Ground 7A – Serious anti-social behaviour (conviction, closure order, etc.) (1 month’s notice, or immediate if tenant already in custody)
Ground 7B – No right to rent under immigration law (2 weeks’ notice)
Ground 8 – Serious rent arrears (at least 2 months/8 weeks depending on rent period) (2 weeks’ notice)

Discretionary Grounds for Eviction (England & Wales)

Ground 9 – Suitable alternative accommodation available (2 months’ notice)
Ground 10 – Some rent arrears (less than 2 months, or cleared by hearing) (2 weeks’ notice)
Ground 12 – Breach of tenancy agreement (other than rent) (2 weeks’ notice)
Ground 13 – Damage or neglect of property (2 weeks’ notice)
Ground 14 – Nuisance/annoyance or criminal/immoral use (Immediate notice – proceedings can start straight away)
Ground 14A – Domestic violence (housing association landlords only, where one partner has left and landlord seeks possession against the perpetrator) (2 weeks’ notice)
Ground 15 – Condition of furniture deteriorated due to tenant’s neglect (2 weeks’ notice)
Ground 16 – Employment-related tenancy ended (property tied to a job, and employment has ceased) (2 months’ notice)

For more information about our services, or to find out exactly where you stand and the range of options available call us today on freephone 03333050381

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Notice to Quit – Non-Tenant Eviction Guide

Not every occupier has a signed tenancy agreement. Understanding the legal position is crucial for landlords dealing with complex occupancy situations.

Trespassers or Squatters

Individuals with no legal right to occupy the property. Landlords must apply to court for possession. Attempting removal without a court order can result in legal action.

Licensees

People allowed to stay informally (friends, family, sub-tenants). A licence grants permission but doesn't usually create tenancy rights. Court process still required for removal.

Implied Tenants

Occupiers who may claim tenancy rights because rent was accepted or they were permitted to stay. Courts may treat arrangement as tenancy even without written contract.

Changing Locks – Legal Risks

Changing locks without a court order is unlawful, as occupiers may claim tenancy rights and even trespassers can require a separate possession order.

Renters' Reform Bill – 2025 Update

Section 21 'No-Fault' Evictions abolished – landlords must rely on statutory grounds only
Defences strengthened – tenants can raise repair complaints, retaliatory eviction claims, and compliance issues
Greater court scrutiny – judges examine tenancy rights even without written agreements

Critical Risks of Cutting Corners

Invalid notices → delays & extra cost
Claims of illegal eviction → criminal sanctions
Compensation claims from tenants

London Case Study 2024

A London landlord served an invalid Section 21 due to missing deposit paperwork. We corrected compliance, re-served properly, and secured vacant possession within 10 weeks.

Birmingham Success Story

A Birmingham landlord's tenant owed 4 months' rent. We issued Section 8 on Grounds 8 & 10. At court, possession was granted in 14 days plus arrears and costs.

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Our Eviction Services

Eviction Advice & Notice

Expertly drafted and legally compliant notices including Section 8, Section 21, and more — with trusted legal advice every step of the way.

Guaranteed Eviction (Uncontested Cases)

Full court preparation & representation including bailiff attendance.

Priority service Guaranteed Eviction

Complete eviction service including replies to tenant defences.

Rent Recovery & Advice

Help recovering rent arrears. Additional disbursements may apply.

Step-by-Step Eviction Court Process

Typical timeline: 6–12 weeks, depending on court backlog and tenant defences.

Serve Notice

Serve Section 21 or Section 8 notice to tenant with proper legal requirements met.

Wait for Expiry

2 weeks–2 months waiting period, depending on grounds and notice type served.

Issue Possession Claim

Accelerated or standard claim process filed with the appropriate court.

Court Review/Hearing

Paper review for accelerated claims or oral hearing for standard claims.

Possession Order

Court typically grants possession order within 14–28 days of hearing.

Bailiff Enforcement

If tenant does not vacate voluntarily, bailiff enforcement arranged.

Need Expert Eviction Support?

Our specialist eviction solicitors act quickly and legally to remove unwanted occupiers across England & Wales.

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Free Eviction Claim Form

Completing this form correctly is essential to avoid delays or case dismissal. For peace of mind, our fixed-fee solicitors manage it for you—valid, Compliant, and ready for submission to court, start to finish.

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Prefer us to handle everything? Call our solicitors now on 03333050381

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Our fixed-fee solicitors prepare court-compliant eviction notices to save you time and avoid costly mistakes.

Common Defences to Eviction

Understanding potential tenant defences is crucial for successful eviction proceedings. Being prepared for these arguments strengthens your case.

Tenancy Defences	Non-Tenancy Defences
Deposit Protection Issues Deposit not protected or prescribed information missing → Section 21 invalid	Implied Tenancy Rights Rent accepted, exclusive possession, or landlord's knowledge
Notice Errors Wrong dates, incorrect form, or invalid service	Licence vs Tenancy Dispute Occupier argues a licence was actually a tenancy
Compliance Failures No EPC, Gas Safety Certificate, or How to Rent guide	Harassment / Illegal Eviction Claims locks were changed or utilities interfered with
Retaliatory Eviction Eviction after repair complaints (barred if council served improvement notice)	Wrong Procedure Landlord used trespass claim instead of tenancy route
Disrepair Counterclaims Used to reduce arrears or seek damages	Right to Occupy Claims based on family arrangement, permission, or prior agreement
Equality Act / Human Rights Disability or discrimination arguments	No unique grounds, but occupiers often rely on implied tenancy or right to occupy instead

Why Choose Eviction Help?

Legal Expertise

Over 20 years practicing landlord law with extensive court experience and proven track record.

Real Experience

Our panel includes landlords themselves – practical advice based on real-world experience, not just theory.

Regulatory Authority

SRA Regulated solicitors & ICO Registered firms you can trust with full regulatory compliance.

Nationwide Coverage

Comprehensive coverage across England & Wales including London, Birmingham, Cardiff, and Manchester.