Warrant for possession: how bailiff evictions work
If the tenant is still there after the date in the possession order, only a court-authorised bailiff or High Court enforcement officer can remove them. For private landlords in Q2 2026 the median from warrant to repossession was 8.7 wks.
Information, not legal advice. Know Your Let is not a law firm and does not act in court cases. We can help with the notice stage (see pricing); court claims and hearings are for you or a solicitor.
Bailiff eviction process, step by step
- Apply for the warrant: form N325 after an outright order, N325A after a suspended order is broken. Fee £152. If you claimed through PCOL you can request it online; otherwise send it to the court that dealt with your case.
- The court confirms the warrant has been issued and sends you EX96 (appointment date and time) and EX97A (risk assessment).
- Return EX96 and EX97A at least 3 working days before the appointment. Late or inaccurate forms can delay the eviction.
- The tenant is notified of the date and time, with at least 14 days' notice.
- On the day: meet the bailiff outside, bring keys, don't enter until told, and consider a locksmith to change the locks. You become responsible for pets or belongings left behind.
High Court enforcement (transferring up)
You can ask the county court for permission to transfer enforcement to the High Court, where a writ of possession is enforced by High Court enforcement officers. It costs more and needs permission (N244, unless already granted; then N293A).
| Item | Fee (EX50, from 13 July 2026) |
|---|---|
| County court warrant of possession (N325/N325A) | £152 |
| Permission to transfer to the High Court (N244, without notice) | £126 |
| Same application made on notice | £321 |
| Sealing the writ of possession | £82 |
| Tenant's application to suspend a warrant | £16 |
High Court enforcement officers also charge their own fees. GOV.UK's guidance page still shows the older fees (£148, £123, £80).
Courts with the fewest repossessions per warrant
MoJ doesn't publish bailiff waiting times per court. A low number of repossessions per warrant can point to a queue – though it also falls when tenants leave before the appointment.
| Court | Warrants (last 4 quarters) | Repossessions | Per warrant |
|---|---|---|---|
| Peterborough Combined Court Centre | 301 | 30 | 0.1 |
| Mansfield Magistrates' and County Court | 123 | 16 | 0.13 |
| Warwick Combined Court | 131 | 59 | 0.45 |
| Bow County Court | 485 | 248 | 0.51 |
| Chesterfield County Court | 111 | 57 | 0.51 |
| Coventry Combined Court Centre | 255 | 130 | 0.51 |
| Gateshead County Court | 300 | 156 | 0.52 |
| St. Helens County Court | 385 | 200 | 0.52 |
All landlord types, courts with at least 100 warrants in the last four quarters. MoJ court-level possession statistics.
What bailiffs don't do
County court bailiffs executing a possession warrant don't recover rent arrears or damage costs – that needs a money judgment and separate enforcement (enforcing a CCJ). And you must never remove the tenant yourself: see illegal eviction.
Common questions
How long does it take for bailiffs to evict a tenant?
For private landlords in Q2 2026, the median from warrant to repossession was 8.7 weeks (average 14.7). MoJ does not publish this per court.
How much do bailiffs cost to evict a tenant?
The county court warrant of possession fee is £152 (N325). High Court enforcement costs more: a £126 application for permission to transfer, £82 to seal the writ, plus the enforcement officers’ own fees.
Can a tenant stop a bailiff eviction?
A tenant can apply to suspend the warrant (fee £16). The judge decides whether a delay is lawful and reasonable – mainly possible where a discretionary ground was used or you agree.
How do I contact county court bailiffs?
Through the court that issued the warrant. It sends you form EX96 with the appointment and EX97A (risk assessment). Contact details are on the court’s HMCTS page – find it via our court pages.
How long is a warrant or possession order valid?
You can apply for a warrant up to 6 years after the possession order. After that you need the court’s permission.
We don't carry out enforcement. If we introduce you to a solicitor or enforcement firm we may receive a referral fee and will tell you first (how we make money).
Related guides
Warrants and repossessions by court.Eviction cost →
All fees in one place.Possession orders →
Outright vs suspended.Eviction timeline →
Project your dates.
Sources
- GOV.UK: Repossessing your privately rented property after 1 May 2026
- GOV.UK: Form N325 – request for warrant for possession
- GOV.UK: Form N325A – warrant after a suspended order
- GOV.UK: Form N244 – application notice
- GOV.UK: Form N293A – request for writ
- GOV.UK: Civil court fees (EX50), updated 13 July 2026
- MoJ: Mortgage and landlord possession statistics, April to June 2026
Last checked 28 Sep 2026. Figures and fees change; check the official source before you act.