Bailiff waiting times and rent arrears piling-up?
Dear all, hope all of you are keeping well and many thanks for your time with this post. The purpose of my question is to get any feedback or opinions from Property118 readers, as I am lost at the moment and struggling financially.
I got a warrant for possession from Staines County Court dated 23.09.2025. When I contacted the court, they said due to the court backlog, waiting times for bailiffs are about 12 weeks!
Although my original application led to this warrant under Section 21 notice, the tenants are in rent arrears since Feb 2025 (so far £9200).
Big struggle financially. I thought S21 could be quicker and decided to take the financial hit on loss of rent, but this whole thing is taking forever.
So far, it has been nearly 6 months since the tenant should have been moved out. I do not know if this is worth still spending money to apply for, like some others suggest, to transfer to High Court?
The timeline as below:
Jan 2025 – Sec 21 notice served for tenants to leave by the end of Apr 2025 (they did not leave)
6th May 2025 – Applied for possession order Form 5NB ( Tenant put-up defenc, not really any base to defend S21 and the Court wanted to have a hearing)
5th Aug 2025 – Court hearing – awarded possession with 6 weeks given to Tenant (tenant did not move out after 6 weeks)
17th Sept 2025 – applied for Warrant for possession – Form N325
23rd Sept 2025 – Received Warrant of possession
*Waiting for Bailiff to contact me to inform the date of eviction*
Any advice would be greatly appreciated.
Thanks,
Basheer
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Member Since October 2025 - Comments: 4
10:26 AM, 1st October 2025, About 7 months ago
You didn’t mention which court, but my experience with Kingston Upon Thames County Court specifically was efficient.
17th June 2024 – I submitted a claim form (N5, N119) for possession of property, online using pcol website.
16th July 2024 – Court hearing date at Kingston Upon Thames County Court which had successful outcome. Fortunately tenants didn’t turn up to put up a fight.
25th July 2024 – Received in the mail a copy of the possession order (N26), that would have been sent to tenants at same time, which states tenants should vacate by 13th August 2024 otherwise landlord can request bailiffs.
14-August-2024 – Requested a Warrant of Possession (N325) by both pcol website and email as tenants didn’t leave.
9th September 2024 – I received the Notice of Appointment letter (EX96) from the bailiff via the PCOL website (and also physical letter few days later), which I had to sign and submit to confirm the eviction date which was set on the form as October 14th 2024 at 12.20pm.
October 14th 2024 – Eviction date. Bailiffs arrived to evict the tenants.
So County Court route is quick enough and it is not necessary to take the High Court route which can cost £2000. When I phoned up some local High Court Enforcement Officers, they said county court bailiffs will take several months, I realise now they obviously exaggerated in order to get business I guess.
Member Since May 2015 - Comments: 2203 - Articles: 2
10:28 AM, 1st October 2025, About 7 months ago
Be patient, you cannot hurry the court system.
Member Since September 2018 - Comments: 3538 - Articles: 5
10:54 AM, 1st October 2025, About 7 months ago
real justice is NEVER swift in this country. For evictions it’s all just a delaying tactic. The Law always sides where political power lies….
Member Since January 2025 - Comments: 20
11:26 AM, 1st October 2025, About 7 months ago
Reply to the comment left by Ethan Shan at 01/10/2025 – 10:26
Many thanks for detailing all timeline of yours.
Mine is Staines County Court, and i hope to get this sorted soon.
Yes i agree with you as trying to transfer to high court cost more money and may end up with same timeframe.
Member Since January 2025 - Comments: 20
11:27 AM, 1st October 2025, About 7 months ago
Reply to the comment left by Reluctant Landlord at 01/10/2025 – 10:54
Exactly, the amount of helplines for tenants is in abundance whilst there is none for landlords.
Member Since September 2018 - Comments: 3538 - Articles: 5
12:01 PM, 1st October 2025, About 7 months ago
Reply to the comment left by Bas AD at 11:27
its not just that – its the actual legal process is pitched against the one who requires possession. Now housing is more political than ever AND being dictated to by the Commies, it’s better the legal system sides with the tenant (voter) than ever before.
Ergo – you shall have possession….but…..it will be painful and take you months to get it…
Member Since March 2025 - Comments: 7
12:11 PM, 1st October 2025, About 7 months ago
You sent the S21 in January, so the tenant felt unwanted and threatened, so he/she stopped paying rent, leaving you out of pocket.
Member Since January 2015 - Comments: 1447 - Articles: 1
12:12 PM, 1st October 2025, About 7 months ago
a S21 is not an eviction notice. It is purely a notice that you will be seeking possession on a before a certain date.
The tenants defence was against the Possession Order not the s21.
Ask for a list of the Bailiff companies used and call them to see who is available on the Bailiffs Order expiry date.
Member Since July 2013 - Comments: 197
1:38 PM, 1st October 2025, About 7 months ago
Don’t forget to claim for all the unpaid rent
Member Since January 2025 - Comments: 20
2:07 PM, 1st October 2025, About 7 months ago
Reply to the comment left by Judith Wordsworth at 01/10/2025 – 12:12
Will do, thank you