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 January 2025 - Comments: 20
2:28 PM, 1st October 2025, About 7 months ago
Reply to the comment left by Mike T at 01/10/2025 – 13:38
Thanks, yes will try.
Member Since January 2024 - Comments: 351
4:28 PM, 1st October 2025, About 7 months ago
Make sure you apply for a CCJ, so hopefully the next landlord will be better informed.
Member Since October 2025 - Comments: 4
5:03 PM, 1st October 2025, About 7 months ago
Reply to the comment left by Ryan Stevens at 01/10/2025 – 16:28
Once you obtain a CCJ, if the tenant still does not pay, you can take further enforcement action to recover the money. This could include:
Warrant of Execution: Instructing bailiffs to seize the tenant’s goods to cover the debt.
Attachment of Earnings: Deductions from the tenant’s wages.
Charging Order: Placing a charge on any property the tenant owns.
Third Party Debt Order: Freezing the tenant’s bank accounts.
Member Since May 2021 - Comments: 392
5:03 PM, 1st October 2025, About 7 months ago
All this nonsense from tenants will be documented after the RRB comes in so any unsuspecting landlords will be aware once they delve deep enough…. tenants beware.
Member Since January 2024 - Comments: 351
5:36 PM, 1st October 2025, About 7 months ago
Reply to the comment left by PH at 01/10/2025 – 17:03
Really? As far as I am aware there will only be a Landlord Register, not a Tenant Register.
Member Since January 2024 - Comments: 351
5:38 PM, 1st October 2025, About 7 months ago
The best thing will be to get a guarantor for every single tenancy. With the likelihood that it will take 12+ months to get tenants out, due to court delays, you will need every protection you can get.
Member Since January 2025 - Comments: 20
8:55 AM, 2nd October 2025, About 7 months ago
Reply to the comment left by Ryan Stevens at 01/10/2025 – 17:38
Thanks Ryan and well said, I learned it hard way and will ensure to remove emotions out it and treat it purely as business to cover myself for every possible scenario.
I knew them even before they became our tenants and i thought i was doing a good thing to let them stay with a big discount on rent for years and this is what i get in the end.
Member Since April 2024 - Comments: 20
9:08 AM, 2nd October 2025, About 7 months ago
Just on a side note. Did you have rent protection insurance?
Member Since January 2025 - Comments: 20
9:53 AM, 2nd October 2025, About 7 months ago
Reply to the comment left by Adamufc1 at 02/10/2025 – 09:08
Hello Adam, No i did not.
Member Since April 2024 - Comments: 20
9:56 AM, 2nd October 2025, About 7 months ago
Nightmare. Hope U get it sorted .
I’m never without it, only costs £150 a year with my insurance.
Probs a good idea grabbing some for the future.
All the best to you