Fewer landlord possession claims but longer court delays

In 2025, landlord possession claims issued in England and Wales dropped to 91,093, a 7.8% decrease from 98,766 the previous year, according to Ministry of Justice data analysed by eviction specialists Landlord Action. Accelerated possession cases fell by 12.8%, and Section 8 claims decreased by 4.9%. Despite this reduction in claim volumes, the court system is taking longer to process cases, leading to record waiting times for landlords.

Paul Shamplina, founder of Landlord Action, explained: “Although headline possession claims have fallen, the reality on the ground is that the system is taking longer to deliver outcomes. Years of underinvestment in the courts are now translating into record waiting times for landlords.” He highlighted that most landlords still rely on Section 21 notices, which are due to be abolished in May 2026, meaning all future repossession cases will depend on a court process already under significant strain.

Median time to repossession extends to 27 weeks

The median period from claim to repossession increased to 27 weeks in 2025, up from 25 weeks in 2024. Excluding the pandemic backlog, this represents the longest wait for possession in over 20 years. For landlords facing tenant arrears, these delays can have serious financial consequences. Research from the High Court Enforcement Officers Association published in October 2025 found that average rent losses due to eviction reach £12,708 nationwide, with London landlords experiencing losses as high as £19,223.

Impact of Section 21 abolition and new Renters’ Rights Act

Landlord Action’s internal figures show that in 2025, 43% of new eviction instructions involved Section 21 or accelerated possession claims, compared with 27% under Section 8. The abolition of Section 21 ‘no-fault’ evictions in May 2026 will force all landlords to pursue possession through statutory grounds via the courts. This change is expected to increase pressure on an already overstretched court system, potentially leading to even longer delays.

New rules under the Renters’ Rights Act will also extend notice periods to four weeks and raise the mandatory rent arrears threshold from two to three months before landlords can seek possession. Paul Shamplina warned: “With the mandatory rent arrears threshold increasing and notice periods extending, landlords will face longer timelines before they can secure a possession order. Once an order is granted, enforcement delays can add further months.”

Examples of extended court and enforcement delays

Landlord Action highlighted a Section 8 possession claim submitted on 19 November 2025 that was scheduled for hearing on 26 February 2026, over three months later, whereas similar cases were historically listed within eight weeks. In London, eviction appointments are often fixed seven to eight months after bailiff applications are lodged. In cases of severe rent arrears, the full process from notice to eviction can approach 12 months.

Regional data shows London boroughs accounted for six of the ten highest private landlord repossession rates in the final quarter of 2025. The High Court Enforcement Officers Association report, supported by Landlord Action, found average waits for County Court bailiffs nationally stand at six months, rising to eight months in London once possession orders are granted.

What this means for landlords

Extended notice periods, longer court waiting times, and enforcement delays mean landlords could face close to a year of unpaid rent in serious arrears cases. Paul Shamplina noted: “For many smaller landlords, that level of exposure is simply unsustainable.” He advised landlords to prepare for a slower, more court-reliant system by focusing on careful tenant selection, stronger referencing, securing suitable guarantors where appropriate, and considering rent guarantee insurance as essential protection rather than optional.

Support for landlords

Landlord Action offers specialist assistance with tenant eviction and debt collection, regulated by The Law Society. Their expertise may help landlords navigate the increasingly complex and delayed possession process.