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

Possession & Eviction

Possession Order Enforcement UK — Warrant of Possession, High Court Writ, and HCEO Eviction

Covers the county court warrant of possession (Form N325; county court bailiff; 4-12 weeks), transfer to the High Court for HCEO enforcement (CPR 83.13; 2-7 working days), tenant applications to suspend the warrant (HA 1988 s.9; mandatory grounds limit; 14-day postponement), and the practical landlord eviction checklist.

16 min readUpdated 8 June 2026Last reviewed: 17 May 2026possessionevictionwarranthceo

County Court Warrant of Possession — CCR Ord.26 and CPR Part 83

Apply on Form N325 (£130 fee) after the possession date has passed and the tenant has not vacated. The warrant is addressed to the county court bailiff. Typical timescale: 4-12 weeks from application to eviction appointment. The warrant expires after 12 months; apply to reissue on Form N325 with a reissue note. Landlord or representative should attend the eviction with a locksmith.

Transferring to the High Court — CPR 83.13 and HCEO Enforcement

Where available for the particular tenancy type (not secure tenancies; not RA 1977 statutory tenancies), the landlord can apply for a certificate of judgment in the county court and transfer to the High Court (KBD). A Writ of Possession is addressed to a High Court Enforcement Officer (HCEO). HCEOs are private enforcement agents authorised by the Lord Chancellor — commercially incentivised, typically executing within 2-7 working days. Specialist housing law advice required to confirm eligibility.

Tenant's Right to Suspend — HA 1988 s.9 and HA 1985 s.85

Assured tenancy (HA 1988 s.9): court can stay/suspend the warrant on conditions; no discretion on mandatory grounds (e.g. Ground 8); court can only delay possession by up to 14 days on a mandatory ground. Secure tenancy (HA 1985 s.85): broad court discretion to suspend on any terms. After execution, the tenant cannot apply to suspend; challenge is via re-entry or wrongful eviction claim.

Practical Enforcement Checklist

Check the possession order date and any suspended conditions before applying. Apply on N325 with the £130 fee. Attend the eviction with a locksmith and camera. Consider High Court transfer for faster enforcement. For abandoned property, follow the Torts (Interference with Goods) Act 1977 abandoned goods process. Note: the warrant of possession does not enforce the money judgment for arrears — pursue arrears separately by attachment of earnings, charging order, or writ of control.

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