Renters' Rights Act 2025, Phase 1 commencement
Transition readiness pack
England

PCOL · s.8 Grounds · Possession Order · Warrant of Possession · HCEO · RRA 2025

Possession Claim Online (PCOL) — Landlord Guide 2026

How to issue a possession claim online via PCOL in 2026 after the abolition of Section 21 under the Renters' Rights Act 2025; Section 8 mandatory grounds (Ground 8, 8a, 1, 6); N5 form; court fees; hearing process; outright and suspended possession orders; warrant of possession; county court bailiff and High Court Enforcement Officer enforcement.

14 min readUpdated 6 June 2026Last reviewed: 17 May 2026possessionpcolsection-8ground-8

Section 21 abolished — all possession claims now via s.8 and PCOL

From 1 May 2026, the Renters' Rights Act 2025 abolished Section 21 no-fault evictions and the accelerated possession procedure. All possession claims against assured tenants must rely on specific Section 8 grounds. PCOL (possession.service.gov.uk) remains the primary online route for issuing standard possession claims.

  • Section 21 abolished from 1 May 2026 — no-fault evictions no longer available
  • Accelerated possession procedure (APR/N5B) removed — all claims now require a court hearing
  • All tenancies converted to periodic from 1 May 2026 under the RRA 2025
  • PCOL handles s.8 mandatory and discretionary ground claims online
  • £355 online issue fee, £117 hearing fee, £130 Warrant of Possession fee
Ground 8a: the new persistent arrears ground

Ground 8a is the replacement for the s.21 no-fault route for landlords dealing with chronically late payers. The tenant need not be 2 months in arrears at the hearing — 3 episodes of non-payment in 3 years is sufficient. A s.8 notice specifying Ground 8a with at least 4 weeks' notice is required before issuing the PCOL claim.

The PCOL claim process — step by step

The PCOL online process from valid notice to possession order:

  • Step 1: Serve a valid s.8 notice specifying grounds, date of service, and earliest proceedings date — an invalid notice is fatal to the claim
  • Step 2: Register at possession.service.gov.uk and complete the online claim form (N5 + N119 particulars of claim)
  • Step 3: Pay £355 court issue fee (online); £117 hearing fee due separately
  • Step 4: Court issues and serves claim on tenant by post — tenant has right to file Defence (N11R) and attend hearing
  • Step 5: Hearing before district judge, typically 6–8 weeks after issue
  • Step 6: Possession order made (outright for mandatory grounds, suspended possible for discretionary grounds)
  • Step 7: If tenant does not vacate — apply for Warrant of Possession (N325, £130) or transfer to HCEO (s.42 County Courts Act 1984, £71 + HCEO fees)

Enforcement — Warrant of Possession and High Court Enforcement Officers

A possession order does not remove the tenant automatically — enforcement is a separate step:

  • Warrant of Possession (N325, £130): county court bailiff appointment typically 6–12 weeks after issue
  • Transfer to High Court Enforcement Officer: faster (1–3 weeks), costs £71 transfer fee plus HCEO fees (£200–£600)
  • Transfer requires application under s.42 County Courts Act 1984 — no separate hearing needed where order was made by district judge
  • On eviction day: bailiff/HCEO and locksmith attend; landlord or agent should attend to immediately secure the property

Frequently asked questions

Can landlords still use PCOL after Section 21 was abolished?+

Yes. PCOL handles Section 8 possession claims. The abolition of Section 21 on 1 May 2026 removed the accelerated possession procedure (APR), but PCOL still processes standard s.8 claims requiring a court hearing.

What is the court fee for a PCOL possession claim?+

£355 online (£391 on paper), plus a £117 hearing fee where the claim proceeds to a contested hearing. A Warrant of Possession costs a further £130.

What is Ground 8a?+

Ground 8a (introduced by the RRA 2025) is a mandatory possession ground where the tenant has been in rent arrears on at least 3 separate occasions in the previous 3 years — even if arrears are below the 2-month Ground 8 threshold at the hearing date.

How long does a PCOL possession claim take?+

Typically 4–6 months from claim issue to eviction: 6–8 weeks to hearing, then 2–4 weeks for bailiff appointment (or 1–3 weeks via HCEO transfer). Contested claims add further time.

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