Need to evict a residential tenant fast? Learn the quickest legal route to eviction in the UK, including how Shergroup uses High Court Enforcement to help landlords regain possession.
Every landlord dreads the moment when a tenant stops paying rent, breaches tenancy terms, or simply refuses to leave. The good news? There is a legal, structured, and fast-track way to regain possession of your property—and Shergroup’s High Court Enforcement team is here to guide you through it.
Whether it is persistent rent arrears, anti-social behaviour, or a tenancy that has simply ended, this guide walks you through how to evict a residential tenant quickly, legally, and with confidence.
We have been featured in popular shows like Call the Bailiffs: Time to Pay Up and Can’t Pay? We’ll Take It Away, where you can see exactly how our High Court Enforcement Officers work in real time to resolve tough landlord-tenant disputes.
Step 1: Understand the Legal Grounds for Eviction
To begin the eviction process, you need a valid legal reason. In the UK, landlords can serve a notice under either:
- Section 21 of the Housing Act 1988: No-fault eviction when the fixed-term tenancy has ended
- Section 8 | When the tenant has breached terms (e.g., rent arrears, damage, anti-social behaviour)
Each route has its own time and requirements, but both can lead to a court-granted possession order—the foundation for a fast eviction using High Court Enforcement.
Tip: You must protect the tenant’s deposit and have provided the required documents (e.g., EPC, How to Rent Guide) for your notice to be valid.
Step 2 | Serve the Right Notice – the Correct Way
Section 21 (No-Fault Notice)
- Must give at least 2 months’ notice
- Cannot be used during the first 4 months of the tenancy
- Only valid if tenancy deposit rules have been followed
Section 8 (Fault-Based Notice)
- Grounds include 2+ months of rent arrears, nuisance, property damage, etc.
- Shorter notice period (usually 14 days) depending on grounds
- Use Form 3 for official notice delivery
Correct paperwork is key. Errors here can delay eviction by months—a common pitfall Shergroup helps landlords avoid every day.
Step 3 | Apply for a Possession Order
If the tenant does not leave after the notice period expires, the next step is to apply to the County Court for a possession order.
There are two types:
- Standard Possession Order – for rent arrears or other breaches
- Accelerated Possession Order – only for Section 21 and when no rent is owed
Court decisions can take several weeks, but once granted, it unlocks the fastest route to eviction through High Court Enforcement.
Step 4 | Transfer to High Court Enforcement – Shergroup’s Fast-Track Solution
Here is the game changer: instead of waiting for the County Court bailiffs (who may be booked up for 6–8 weeks), Shergroup helps you transfer the possession order to the High Court under Section 42 of the County Courts Act 1984.
This enables our High Court Enforcement Officers (HCEOs) to act fast—usually within a matter of days.
Why Use High Court Enforcement?
| County Court Bailiffs | High Court Enforcement Officers (Shergroup) |
| Average wait: 6–8 weeks (about 2 months) | Action in as little as 7 days |
| Limited availability | Rapid, nationwide response |
| No asset recovery | Can recover unpaid rent via writ of control |
Shergroup’s Residential Repossession of Property Service streamlines the entire process, from paperwork to enforcement, so you do not have to chase tenants or lose more rental income.
Common Pitfalls to Avoid During Eviction
Even experienced landlords can get caught out. Here are some of the most common mistakes that slow things down:
- Improper notice served (wrong form, wrong grounds, wrong notice period)
- Failure to protect the deposit (invalidates Section 21 notice)
- Inadequate record-keeping (emails, payments, communication logs are critical)
- Waiting too long to take legal action
Working with a specialist enforcement team like Shergroup means you avoid these mistakes, speed up the process, and stay compliant at every stage.
Real Results: As Seen on TV
If you have watched Call the Bailiffs: Time to Pay Up or Can’t Pay? We’ll Take It Away, you have seen us resolve complex evictions with professionalism and compassion.
Our team works across England and Wales to help landlords:
- Regain possession of their property
- Recover rent owed
- De-escalate conflict with tenants respectfully
These real-world examples show how legal expertise, swift action, and enforcement authority make all the difference.
Final Thoughts: Regain Control with Shergroup
Evicting a residential tenant can feel overwhelming—but it does not have to be. Shergroup is here to help you act quickly, legally, and confidently.
Whether you need to issue a notice, navigate court procedures, or enforce possession orders, we will walk with you every step of the way.
Ready to Start? Contact Shergroup Today
Visit our Residential Repossession of Property Service
You can reach us |
By Phone | 020 3588 4240
Website | www.shergroup.com and you can chat to us from here
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