Hazel, a care assistant in Leeds, fell three months behind on her £1,200-a-month rent after her hours were cut. Her landlord served a Section 8 notice, then took her to court, and the judge made a possession order giving her 14 days to leave. She didn’t leave — she had nowhere to go — and a few weeks later a sealed envelope came through her letterbox: a date and time, two weeks away, when county court bailiffs would attend to evict her. Hazel had never been through anything like it, and her first question was the one every tenant asks: What Happens When Bailiffs Come, and do I have any rights left?
This guide walks you through the whole process, stage by stage: how an eviction reaches the bailiff stage, what the 14-day eviction notice looks like, exactly what bailiffs can and cannot do on the day, whether you can still stop it, what to pack, what happens to your belongings, and where to get help afterwards — including the council’s homelessness duties and how the process differs in Scotland, Wales and Northern Ireland.
Quick Answer: After a court makes a possession order and you don’t leave by the date in it, your landlord can apply for a warrant of possession (form N325, £152 fee). County court bailiffs must then give you at least 14 days’ notice of the eviction date. On the day, bailiffs (usually between 9am and 5pm) will ask you to leave, may give you a short time to take essentials, and can use reasonable force — including a locksmith — if you refuse. They cannot use violence or offensive language, and you can still apply to the court on form N244 (£16 fee) to suspend the warrant. Only court-appointed bailiffs can legally remove you; a landlord who changes the locks themselves is committing illegal eviction.
How Does an Eviction Reach the Bailiff Stage?
Bailiffs do not appear out of nowhere. A long chain of legal steps comes first, and each one is a chance to act. Here is the typical sequence in England and Wales:
| Stage | What happens | Typical timeframe |
|---|---|---|
| 1. Notice | Landlord serves a valid eviction notice (e.g. Section 8 or, before the Renters’ Rights Act changes, Section 21) | Notice period must expire first |
| 2. Possession claim | Landlord issues a claim in the county court; you get 14 days to file a defence | Several weeks to a hearing |
| 3. Hearing | A judge decides: dismiss, adjourn, make an outright order (leave by a set date, often 14 or 28 days) or a suspended order with conditions | One day |
| 4. Possession order | Court sets the date you must leave by — normally 14 days after the order (up to 6 weeks for exceptional hardship) | 14 days–6 weeks |
| 5. Warrant of possession | If you stay past the date, the landlord applies on form N325 (£152) | Court processing time |
| 6. Eviction notice | Bailiffs must give you at least 14 days’ notice of the appointment | Minimum 14 days |
| 7. Eviction day | Bailiffs attend and enforce the warrant | — |
Bailiffs are the last step, not the first. You do not have to leave when the notice expires, and you do not have to leave when the claim is issued — but once a possession order exists, the clock is running. Understanding What Happens When Bailiffs Come can help you prepare for eviction day and understand your remaining rights. If you are already in arrears, read our rent arrears guide now rather than later.
The Warrant of Possession: What Your Landlord Must Do
If you do not leave by the date in the possession order, the landlord must apply to the county court for a warrant of possession using form N325, paying a court fee of £152. The warrant is the legal authority that lets County Court bailiffs physically remove you.
Two facts worth knowing about this stage:
- The £152 fee is almost always added to the costs the court orders you to pay the landlord — along with the original £415 claim fee — so ignoring the order makes the eventual debt bigger, not smaller.
- The wait can be long. Ministry of Justice figures for April to June 2026 put the median wait from warrant to repossession at 9.4 weeks, with big regional variation. That delay is not a reason to relax — it is a window to negotiate, find somewhere new, or apply to suspend the warrant.
Landlords sometimes ask to transfer enforcement to the High Court for an HCEO to act instead — but this needs the court’s permission, which is not routinely granted in residential cases.
The 14-Day Eviction Notice: What It Looks Like
Once the warrant is issued, the bailiffs must deliver a notice of eviction giving you at least 14 days’ warning of the appointment (required by rule 83.8A of the Civil Procedure Rules). Shelter describes what to expect:
- It is addressed to anyone named on the court order and “any other occupiers”.
- It usually arrives posted through your letterbox or attached to your door, in a sealed transparent envelope.
- It tells you the date and time the bailiffs will attend.
Do not ignore it, and do not assume it is a bluff. The date is real, and the bailiffs will attend whether or not you open the door.
Who Carries Out the Eviction?
| County court bailiffs | High Court Enforcement Officers (HCEOs) | |
|---|---|---|
| Used when | Standard route — warrant of possession from the County Court | Only if the court gives permission to transfer enforcement to the High Court |
| Hours | Usually between 9am and 5pm | Cannot attend before 6am or after 9pm |
| Authority | Warrant of possession (N325) | Writ of possession |
| What they do | Ask you to leave, supervise your departure, hand the property back | Same, generally faster once instructed |
Whichever type attends, the same basic rules apply: they must identify themselves, they must not use violence or offensive language, and they must give you a chance to leave.
On Eviction Day: What Happens, Step by Step
Hazel’s eviction was booked for a Tuesday at 10 am. Here is what a typical eviction day looks like:
- The bailiffs arrive and announce themselves. They will knock and identify themselves. Ask to see their identification — they must carry it and show it when asked.
- They ask you to leave. If you are ready to go, this is the smoothest part of the day: you hand over the keys and leave.
- You get a short time for essentials. Bailiffs may allow you a brief period to gather essential belongings, but they do not have to give you extra time to pack the whole flat. Everything should ideally be moved out before they come.
- They supervise your departure. They will make sure you leave the property and do not re-enter.
- The property is secured. The locks are changed, and possession is handed back to the landlord or their agent.
If you refuse to open the door or refuse to leave, the bailiffs can call a locksmith to gain entry and can use reasonable force to remove you. “Reasonable” is the key word: they cannot use violence, threatening behaviour or offensive language, and they cannot damage your belongings deliberately.
Can Bailiffs Force Entry?
Yes — with important limits. Unlike debt-collection bailiffs chasing consumer debts (who generally cannot force entry into your home), eviction bailiffs are enforcing a court order for possession of the property itself. That means:
- They can use a locksmith to get in if you won’t open the door.
- They can physically remove you and your belongings if you won’t leave.
- They must not use more force than is reasonable, and they must not use violence or offensive language.
- They must not damage your belongings.
If a bailiff breaks these rules, note what happened, photograph any damage, and complain through the court’s complaints process.
Worked Example: Hazel’s Timeline in Leeds
Hazel’s rent is £1,200 a month. She misses three months: £3,600 in arrears.
| Date | Event |
|---|---|
| March | Landlord serves a Section 8 notice (rent arrears ground) |
| May | Possession claim issued; hearing held; judge makes an outright possession order — leave in 14 days |
| Late May | Hazel doesn’t leave; landlord applies for a warrant (N325, £152) |
| July | Bailiffs issue the eviction notice — 14 days’ warning |
| Late July | Eviction day: bailiffs attend at 10am |
From the possession order to eviction day, roughly two months pass — and at every stage Hazel could have acted. The single most effective step would have been applying to suspend the warrant with a realistic repayment plan.
Can You Still Stop the Bailiffs?
Sometimes, yes — but you must act fast, ideally the moment you receive the eviction notice. Your options:
- Apply to suspend the warrant (form N244). You ask the court to suspend or stay the eviction, usually by offering a repayment plan for arrears you can genuinely afford. The court fee is only £16 (Shelter Legal confirms this fee for applications to suspend enforcement), and you can apply for help with court fees if you are on benefits or a low income.
- Pay off the arrears. If you can clear what you owe, the landlord may agree to stop the eviction — get any agreement in writing.
- Negotiate directly. Some landlords will accept a payment plan and ask the court to suspend the warrant themselves. A written agreement is essential.
- Check for defences. If the original notice or the court process was flawed — wrong dates, invalid service, deposit protection failures — you may be able to challenge the order. Get advice immediately; a law centre, Citizens Advice or a solicitor can assess this quickly.
Be realistic: courts are more likely to suspend where the ground was discretionary (such as arrears you can now repay) than where a mandatory ground was proved. And the application must be made before the bailiffs execute the warrant — on eviction morning it is almost certainly too late.
Worked Example: Reginald’s N244 Application in Manchester
Reginald receives his eviction notice on a Monday: bailiffs will attend in 14 days. His arrears are £2,400 on a £950-a-month tenancy, caused by a period of unemployment — but he has just started a new job.
On Tuesday he completes form N244, asking the court to suspend the warrant. His offer: pay the full £950 rent each month plus £150 a month towards the arrears — clearing the debt in 16 months. He attaches his employment contract and a budget showing the payments are affordable. The fee is £16.
The judge suspends the warrant on those terms. Reginald keeps his home — but the suspension is conditional. If he misses payments, the landlord can go straight back to the bailiffs without starting a new claim. The lesson: only offer what you can truly sustain, because a broken suspended order leaves you worse off than before.
What to Pack: Your Essentials Checklist
If an eviction date is set, pack as though you will not get back in — because you won’t. Bailiffs are not required to give you time to pack on the day, and the locks will be changed behind you.
| Category | Pack |
|---|---|
| Identity & documents | Passport/driving licence, tenancy agreement, court papers, National Insurance number, bank details |
| Money & access | Bank cards, some cash, phone + charger, laptop if you need it for work or benefits claims |
| Medication & health | All prescription medication, glasses, medical letters, children’s health records |
| Clothes | At least a week’s worth, including warm layers and waterproofs |
| Children | School uniforms, school contact details, favourite comfort items, nappies/formula if relevant |
| Pets | Food, leads/carriers, vaccination records, a plan for where they will stay |
| Valuables | Jewellery, sentimental items, anything irreplaceable |
| Practical | Toiletries, towels, bedding/sleeping bag, basic food and water for the first 24 hours |
Photograph every room before you leave, including the meter readings. If there is any later dispute about the property’s condition or your belongings, those photos are your evidence.
What Happens to Belongings Left Behind?
This is one of the most misunderstood parts of eviction. The rules are:
- Bailiffs do not have to give you extra time to remove your things on the day, and they must not damage your belongings.
- County court bailiffs cannot keep your belongings to pay court costs or rent arrears.
- Your landlord must keep your belongings safe for a reasonable time — they cannot simply throw everything in a skip the same afternoon. You may have to pay for storage or removal costs.
- If the landlord disposes of your belongings too soon, you may be able to claim damages against them.
If you have left things behind, contact the landlord or agent in writing immediately to arrange collection, and keep copies of everything. Do not break back in to retrieve items — that can be treated as a criminal offence.
Children, Vulnerable People and the Bailiffs
Bailiffs must carry out the eviction regardless of who lives in the property, but there are practical protections. If you have children, tell the council’s housing team and children’s services as early as possible — families with children usually have a priority need for housing help. If anyone in the household is elderly, disabled, pregnant or seriously ill, tell the court when applying to suspend the warrant — vulnerability can support an argument for more time. Bailiffs must not use violence or threatening behaviour towards anyone. If you are experiencing domestic abuse, tell the council and seek specialist support.
What Is the Police’s Role?
Police officers are sometimes present at evictions, but their role is narrow: they are there to prevent a breach of the peace, not to help the bailiffs remove you. In Scotland, Shelter notes explicitly that police “cannot help the sheriff officers” — they can only arrest anyone who behaves violently. The police will not stop a lawful eviction, but they will intervene if anyone uses violence or threats. If someone who is not a court-appointed bailiff tries to force you out, call the police: that is likely an illegal eviction, a criminal offence. See our illegal eviction guide.
After the Eviction: Council Help and Homelessness
Do not wait until eviction day to contact your council. In England, the council owes you help much earlier — and the earlier you ask, the more it can do.
- Prevention duty: if you are threatened with homelessness within 56 days, the council must take reasonable steps to help you stay in your home or find another one. A Section 8 notice or a possession order counts — so Cordelia, in the example below, should have approached the council months before the bailiffs were booked.
- Relief duty: if you are already homeless, the council must take reasonable steps for 56 days to help you secure accommodation.
- Intentional homelessness — the warning: if the council decides you became homeless deliberately — for example, by not paying rent you could afford to pay — it can limit its help. Even if you are in priority need, an intentional-homelessness finding means you may only get short-term interim accommodation and advice, not a long-term housing duty. Rent arrears caused by a genuine drop in income are viewed very differently from arrears caused by simply not paying.
Worked Example: Cordelia in Birmingham
Cordelia receives a Section 8 notice in February after falling behind on rent. She does nothing until the bailiffs’ letter arrives in June. By then, the council’s 56-day prevention window has largely been wasted — the steps the council could have taken (negotiating with the landlord, arranging a Discretionary Housing Payment, helping her find a cheaper flat) needed those weeks.
Compare that with acting in February: a prevention plan, a realistic repayment proposal to put before the court, and a housing options appointment booked. The legal outcome might have been the same — but Cordelia would have had somewhere to go. Contact the council the day you get the eviction notice, not the day the bailiffs come. Our council housing guide explains how to make a homelessness application.
What NOT to Do When Bailiffs Come
| Don’t | Why |
|---|---|
| Don’t change the locks yourself or barricade the door | It won’t stop a lawful eviction — bailiffs can call a locksmith — and it can be used against you |
| Don’t physically resist or threaten the bailiffs | You could be arrested; it also destroys any chance of the court giving you more time |
| Don’t ignore the 14-day notice and hope it goes away | The bailiffs will attend on the date given whether you engage or not |
| Don’t withhold rent to “get even” | Arrears strengthen the landlord’s case and can lead to an intentional-homelessness finding — see our guide on withholding rent |
| Don’t break back in afterwards to get belongings | Arrange collection in writing instead; unlawful re-entry can be a criminal offence |
| Don’t sign anything you don’t understand on the day | Ask for time to read documents, and get advice before agreeing to payment terms |
Eviction Enforcement Across the UK: England, Scotland, Wales and Northern Ireland
| Nation | Who enforces | Notice given | Key differences |
|---|---|---|---|
| England & Wales | County court bailiffs (or HCEOs with court permission) | At least 14 days’ notice of the eviction date | Warrant of possession on form N325 (£152); N244 (£16) to suspend |
| Scotland | Sheriff officers — only they can remove you | A “charge for removing” giving usually 14 days to leave | Enforced after a tribunal/court eviction order; sheriff officers can use reasonable force and secure the property; police may attend but cannot assist them. If an eviction order is granted and you have no right to stay, you are legally homeless and the council must offer temporary accommodation. |
| Northern Ireland | Enforcement of Judgments Office (EJO) officers — there are no bailiffs in NI | A “Notice of Intention to Enforce”, plus further letters and contact attempts | EJO staff are entitled to forcibly enter the property, even in your absence, when carrying out a repossession. Removable goods are taken away and stored safely; you pay a fee to get them back. Any private firm attempting to remove you is acting illegally. |
One rule holds in all four nations: only the court-appointed enforcer can lawfully remove you. A landlord who changes the locks, cuts off utilities or uses threats is committing illegal eviction — a criminal offence everywhere in the UK.
How much notice do bailiffs have to give before evicting a tenant?
In England and Wales, county court bailiffs must give you at least 14 days’ notice of the eviction date, delivered in a sealed transparent envelope through your letterbox or attached to your door. In Scotland, sheriff officers serve a ‘charge for removing ‘, giving you usually 14 days to leave.
Can bailiffs physically remove me from the property?
Yes. If you won’t leave voluntarily, eviction bailiffs can use reasonable force to remove you, including calling a locksmith to gain entry. They must not use violence, threatening behaviour or offensive language.
Can I stop the bailiffs once an eviction date is set?
Sometimes. You can apply to the court on form N244 (fee £16) to suspend the warrant — usually by offering an affordable repayment plan for arrears. Act immediately on receiving the eviction notice; on eviction morning it is almost certainly too late. Get advice from Citizens Advice, a law centre or a solicitor.
What time can bailiffs come to evict?
County court bailiffs usually attend between 9am and 5pm. High Court Enforcement Officers cannot attend before 6am or after 9pm. The notice will state the date and time.
Do I have to be there when the bailiffs come?
No, but the eviction will go ahead whether you are there or not. It is far better to be present (or to have moved out beforehand) so you can take your belongings and hand over the keys.
What happens to my belongings if I’m evicted?
Bailiffs must not damage your belongings, and county court bailiffs cannot keep them to cover costs or arrears. Your landlord must keep them safe for a reasonable time, though you may have to pay storage costs. Arrange collection in writing immediately.
Will I have to pay the landlord’s court costs?
Usually, yes. The court normally orders the tenant to pay the landlord’s costs — including the £415 claim fee and the £152 warrant fee — on top of any arrears. Ignoring the process makes the debt larger.
Can my landlord evict me without bailiffs?
No. Only court-appointed bailiffs (or sheriff officers in Scotland, or EJO officers in Northern Ireland) can lawfully remove you. A landlord who changes the locks, removes your belongings or uses force is committing illegal eviction — call the police and get advice immediately.
What should I do if bailiffs come but I was never taken to court?
Do not let them in until you have seen their identification and the court order. Bailiffs enforcing an eviction must have a warrant or writ — if there was no court case, something is wrong. Contact Shelter or Citizens Advice immediately, and call the police if anyone tries to force entry without lawful authority.
I’m being evicted — will the council help me?
Yes, potentially. Contact the council’s housing team as soon as you get an eviction notice: if you are threatened with homelessness within 56 days it owes you a prevention duty, and if you are already homeless it owes a relief duty. But if the council decides you are intentionally homeless — for example, you didn’t pay rent you could afford — its duties are much more limited.
Can bailiffs evict me if I have children?
Yes — the eviction will still go ahead. But tell the council early: families with children usually have a priority need for housing help, and children’s services may need to be involved. Do not leave this until eviction day.
What’s the difference between a possession order and a warrant?
A possession order is the court’s decision that you must give up the property by a certain date. A warrant of possession is the separate enforcement step — applied for on form N325 (£152) — that authorises bailiffs to physically remove you if you stay past the date in the order.
Final Thoughts
The most important thing to understand about bailiff evictions is that they are the end of a long process, not the beginning — and every earlier stage is a chance to change the outcome. Get advice when the notice arrives, talk to the council within the 56-day prevention window, and if a warrant is issued, consider an N244 application immediately.
If you are struggling with arrears right now, our rent arrears guide and our guide to how much notice a landlord must give are the places to start. And if you need to work out what rent you can genuinely afford going forward — so this doesn’t happen again — try our rent affordability calculator.
Further Reading
- What happens when bailiffs evict tenants – Shelter England — the definitive tenant-facing guide to eviction day.
- Eviction: what to do if you’re being evicted – GOV.UK — the official tenant-facing overview of the process.
- Get help if you’re being evicted – Citizens Advice — free advice on challenging eviction and getting help.
