Applying to court after serving a Section 21
-
03/08/2026Updates to reflect the end of the accelerated possession route in England.
-
06/07/2026Court fee increase from 13th July 2026. Completion notes updated to reflect changes to fees.
Introduction
After serving a Section 21 notice, landlords who needed to apply for a possession order would normally apply to court using the 'accelerated possession route.' This paper-based route did not require a hearing, and judges would review the paperwork before issuing a possession order.
As of 1st August 2026, it is no longer possible to start an accelerated possession claim as a private landlord. Accelerated possession claims where the landlord applied before this date will continue on to their conclusion though.
End of Renters' Rights Act transition period
It is no longer possible to apply for possession after serving a Section 21 or Section notice before 1st May 2026. The last possible deadline to apply to court for a possession order was 31st July 2026.
If you served a Section 21 or Section 8 notice before 1st May 2026, transitional rules allowed you to apply for a possession order for a limited time after the Renters' Rights Act came into force.
This means you had to apply to court by the earlier of:
- The date on which your Section 21 or Section 8 notice would normally have run out of time; or
- 31st July 2026
Now that this deadline has passed, if you have not already applied to court, then it is no longer possible to apply for a possession order and your tenancy has become an assured periodic tenancy. You must ensure that you comply with the rules for these tenancies. See our guidance on this here.
Applying for possession
When can I apply for a possession order using accelerated possession?
As of 1st August 2026, it is no longer possible for a private landlord in England to apply for a possession order using the accelerated possession route. Existing accelerated claims will continue.
If you have served notice on or after 1st May 2026, then you should consult our guidance on ending a periodic assured tenancy instead.
Once you have obtained a possession order the tenant will be given a date to leave the property. The tenant has until midnight on that date to vacate the property. After that time the property should be checked to see whether the tenant remains. If the tenant does remain in the property you cannot enter by yourself to retake possession.
My possession order has been granted but the tenant did not move out. What should I do next?
If your tenant has not moved out the next step is to enforce the possession order. Normally this is done by applying for a county court bailiff to visit the property to enforce the judgement.
How do I apply for a county court bailiff?
You can apply for a county court bailiff by sending an N325 form to the county court that issued the possession order. The application will cost £148 until 12th July 2026. From 13th July 2026, the cost of an application increases to £152.
It is also highly likely you will be required to complete the bailiff risk assessment questionnaire. This is known as an EX97A.
Completion notes N325
NRLA members can access completion notes explaining how to fill out the N325 and EX97A forms.