Eviction by bailiffs for rent arrears
Even after a possession order, eviction is a separate step with its own notice. Here is what happens, how long you have, and what you can still do.
Applies to: England
What to do now
- Contact the council’s housing options team today — find your council.
- If you can pay your rent plus something towards the arrears, apply to suspend the warrant on form N244 straight away.
- Get free advice from Shelter or the Housing Loss Prevention Advice Service.
This page covers renting in England. Private tenancies moved to the Renters’ Rights Act rules on 1 May 2026. Housing association assured tenancies stay on the older rules until October 2027, and council secure tenancies are not covered by the reforms. Wales has its own system under the Renting Homes (Wales) Act 2016 — see Wales; for Scotland and Northern Ireland see Scotland or Northern Ireland.
From order to eviction
- The date in an outright order passes, or you break the terms of a suspended order.
- The landlord applies to the county court for a warrant of possession. It does not need a new hearing to do this.
- The bailiffs deliver a notice of eviction (form N54) to the home at least 14 days before the eviction date, addressed to you and any other occupiers.
- If the eviction is rearranged, a new notice must be delivered at least seven days before the new date.
- The bailiffs attend at the time given, usually with the landlord or someone acting for them.
In some cases a landlord uses High Court Enforcement Officers instead, which can be quicker. A warrant lasts 12 months and can be renewed.
Applying to suspend the warrant
Use form N244 and tell the court you need a hearing before the eviction date. Explain why the arrears built up, what has changed, and what you can pay each week or month on top of your rent, with an income and spending statement. There is a court fee, but you may not have to pay it if you are on benefits or a low income. The court has more room to help where the order was made on a discretionary ground; its powers are more limited after an order on a mandatory ground such as Ground 8.
Getting homelessness help in time
Councils in England must help to prevent homelessness if you are likely to become homeless within 56 days. Contact them as soon as you have a possession order, not on the day of the eviction, and take the order and the notice of eviction with you.
If the eviction goes ahead
- Pack documents, medication, phone chargers and anything you cannot replace.
- Arrange somewhere for children and pets to be.
- Ask the landlord in writing how you can collect belongings left behind.
- Keep the notice and any letters — you will need them for the council.
If your landlord tries to evict you themselves
Changing the locks or forcing you out without a court order and bailiffs is illegal eviction. Contact the council’s tenancy relations or housing team, or the police if you are in danger.
Breathing Space
During a Breathing Space, a landlord cannot apply for a warrant over the rent arrears it covers. You must keep paying your ongoing rent.
You never have to pay for debt advice. MoneyHelper (government-backed), StepChange, National Debtline and Citizens Advice all give free, confidential advice with no obligation.
Common questions
How much notice do bailiffs give before an eviction?
County court bailiffs must deliver a notice of eviction at least 14 days before the date. If the date is moved, a new notice must arrive at least seven days before the new date.
Can an eviction by bailiffs be delayed?
You can apply to the court on form N244 to suspend the warrant, usually by showing you can pay your rent plus an amount off the arrears. Apply as soon as you get the notice, because the hearing must happen before the eviction date.
Can my landlord evict me without bailiffs?
No. Evicting you without a court order and bailiffs, for example by changing the locks, is illegal eviction. Contact your council or, if you are in danger, the police.