The UK government has published detailed guidance outlining the court eviction process that landlords must follow under the Renters’ Rights Act, effective from 1 May 2026. This guidance clarifies the procedures for repossessing privately rented properties, particularly emphasising the use of the Possession Claim Online Service (PCOL) for rent arrears cases. Understanding these changes is crucial for landlords to ensure compliance and to manage possession claims effectively.

New Procedures for Evictions Under the Renters’ Rights Act

From 1 May 2026, landlords seeking to evict tenants solely due to unpaid rent will be required to use the Possession Claim Online Service (PCOL). This digital platform streamlines the process by allowing landlords to complete court forms online and receive updates on their claim’s progress. The service carries a fee of £404 and is designed to handle possession claims specifically related to rent arrears.

For evictions based on other grounds under Section 8 of the Housing Act 1988—such as breaches of tenancy agreements or the landlord’s intention to sell the property—landlords must continue to use the traditional paper-based court service. This dual system means landlords need to be familiar with both online and manual procedures depending on the reason for eviction.

Notice Periods and Grounds for Possession

The Renters’ Rights Act specifies mandatory grounds on which landlords can seek possession. Each ground requires landlords to provide tenants with the correct notice period before applying to the court for eviction. If tenants do not leave during this notice period, landlords may proceed with a possession claim.

The government guidance emphasises that possession orders will be granted only if landlords can prove one of the mandatory grounds. This evidential requirement means landlords must prepare thorough documentation to support their claim, whether for rent arrears, antisocial behaviour, property damage, or other breaches.

Filing Defences and Court Hearings

Once a possession claim is submitted, the court will send a copy of the application to the tenant, issue a notice of the claim to the landlord, and set a hearing date. Tenants have 14 days to file a defence, which the court will then share with the landlord. The guidance advises landlords to seek legal advice if a defence is raised.

Landlords must submit key documents to the court at least 14 days before the hearing, including completed forms (N5 and N119), supporting evidence, and any tenant defences. Most hearings will take place at the county court nearest to the property, and landlords should bring all relevant documentation and notify the court in advance if they require assistance attending.

Evidence Requirements and Potential Outcomes

Landlords bear the burden of proof in possession hearings. Evidence may include rent account statements, witness statements regarding antisocial behaviour, photographs of property damage, proof of intent to sell (such as estate agent instructions), and documentation of tenancy breaches like unlawful subletting.

The judge may adjourn the hearing, dismiss the claim, or issue either an outright or suspended possession order. Claims may be dismissed if landlords have not followed the correct procedure, fail to attend, cannot prove the grounds for possession, or if rent arrears have been cleared. A dismissal means no possession order is granted and landlords may be liable for the tenant’s legal costs. However, landlords can restart the process with a new claim if necessary.

When an outright possession order is granted on mandatory grounds, tenants typically must vacate within 14 days. Judges may extend this period up to six weeks in cases of extreme hardship. Discretionary grounds may allow for longer delays.

Implications for Landlords and Best Practices

This guidance introduces additional procedural requirements that increase the complexity and formality of eviction processes. Responsible landlords must now navigate a system that is more stringent and less forgiving of errors. To mitigate risks, landlords should:

• Map possession routes: Identify applicable grounds across their property portfolio to avoid last-minute decisions and control timing and costs.
• Strengthen evidence discipline: Maintain comprehensive records of rent arrears, antisocial behaviour, and tenancy breaches to support claims effectively.
• Prepare for both PCOL and paper-based claims: Incorporate the dual process into financial and operational planning to manage potential delays.
• Consider selective disposals: Some landlords may opt to sell problematic properties rather than engage in repeated possession proceedings, making early planning essential.

Professionalism as a Key Advantage

While the updated eviction process may appear challenging, landlords who approach it with professionalism and thorough preparation are more likely to succeed in possession hearings, avoid unnecessary costs, and maintain confidence in their long-term property management strategies.

Upcoming TLA Trusted Partners Hub

The Landlord Association (TLA) is launching a new Trusted Partners Hub in Q1 2026, featuring verified and approved service providers to support landlords, tenants, and property management businesses. Legal, trades, insurance, financial, mortgage, tenant screening, and other service providers are invited to register their interest here: https://landlordassociation.org.uk/become-a-tla-service-partner/.