Instructing court bailiffs after possession granted from violent tenant?

I have never had a tenant still there when the Court Bailed arrives. The ones that threaten you are usually the first to go when things get tough. I have had people threaten me with X bows knifes the lot. I just use my “dog training” voice they always back down.

You need to keep their belongings for a reasonable period of time say 2 week unless it’s obvious they do t want it. E
.g it’s just rags. Photograph it and sming it. If they claim through the Court (they won’t) your rent by arrears is an equitable off set.

So I really wouldn’t worry too much.

We had a violent exCon he was brandishing a knife at our Electrician. When Bailiffs went he just slung a bag over his back, left his cup of coffee and walked down the road. Good luck to whoever is stupid enough to house Barry now. He has a CCJ.

If the tenant is known to be violent, then you can request a police officer or two(!) to be present to standby to prevent a Breach of the Peace. Effectively , if he kicks off they can arrest them on the spot and allow the bailiffs to do their thing and you can change the locks etc.

Are there cameras in the communal areas at all? Is it worth asking if they have any supporting footage? This would be particularly useful after you take possession in case he returns to cause more damage/problems.

Also helps as evidence for a criminal damage charge, should the police pursue it. Clear cut case, easy win at court, looks good for the clear up figures for them. I think they’d take that every day of the week!

“On a practical note, what can one do about such useless wastes of space who only enjoy destroying other people’s hard-earned businesses?”

At a minimum, make sure you get a CCJ.

Reply to the comment left by David Houghton at 23/02/2026 – 09:52
The bailiff will normally ask,in my experience whether the tenant is likely to be violent and if so the Police will attend as well

Reply to the comment left by Doug Ellison at 11:07

Yes that’s on the form. But tenants are not stupid. They can threaten a landlord without sanction. Actually assaulting them , well I have never known it Similarly they know bailiffs is an aggravating factor

Very important to get the police involved and to have them attend with the bailiffs.
Also do research on how the whole process works and what rights the bailiff has and what the police are supposed to do to help.
I had a bailiff eviction with police attending, and at the first sign of trouble they all folded and walked away, leaving the tenant in situ.
I then had to organise a new date for the bailiff two or three months later and had to pay again.
I had to advise the police that they are there to see that bailiff can safely carry out the court order to evict. If there are any threats of violence etc, the police should step in and arrest the tenant if appropriate.
I did complain to the police after the first attempt, and got them fully briefed on procedure for the second attempt beforehand. But the officers that turned up for the second attempt had no idea and would have walked away but for me explaining everything to them.
I organised a property guardian company to move four sharers in absolutely immediately after eviction to keep the house occupied for a couple of months until everything settled down.
It did seem quite challenging at the time.

Reply to the comment left by David Houghton at 23/02/2026 – 09:52
You can issue a form for Abandonment of belongings and give a week for everything to be removed. Then I would get a rubbish collector, foot the bill yourself, then but at least that’s the end!

It is definately worthwhile pursuing the money claim once you know the full rental arrears amount and add in the court costs so that they get a CCJ, however I would bide my time, since once granted you have up to 6 years to enforce it. An awful lot can change in that time and catching up with them on their wedding day or house move long after they have forgotten about their obligations is a sweet revenge.
Sadly criminal damage is unlikely to be applicable since the police regard landlord tenant damage as a civil matter and won’t get involved.

I had a real pair in an HMO … In a really nice One bed flat which had been recently refurbished at a cost of £35,000 …. they destroyed it, and then paid no rent . Eviction up to the point of Bailliffs took 19 months , with £16,500 going down the drain in lost rent. On the day of eviction, I turned up half an hr early, outside in the rain with toolbox, and new locks… Bailliffs turned up (late!!) and said “I have bad news for you sir ” – Turns out, tenants were at the local court (They only have to pay £10 and get a hearing within 48hrs!! – Landlords : Eight months!) to say that their two children would be made homeless if this went ahead, so we couldn’t evict.
The tenants had almost convinced the judge, but as they actually had no children, I managed to get the bailliff to ring the judge to tell him this, and the eviction went ahead.
Once they were out there was NO WAY I was letting them back in to remove their stuff. I hired a five yard skip, placed it outside in the street, and put all their stuff in it, and told them it would be picked up a week hence…. They soon collected all their rubbish, super quick!! Incredibly aggressive male , who was a big drug dealer, and was always F-ing and Blinding whenever he saw me, but thankfully we got rid of him…. He was Jamaican, and a very nasty piece of work. His girlfriend is the only thoroughly nasty and evil Polish person I have ever met… 99% of Poles are lovely!
I am now slowly but steadily selling up the whole portfolio… This episode, together with the Communist government has made a buy-to-let business something to confine to the history books.