Frequently Asked Questions

Yes. The Renters' Rights Act 2026 abolished Section 21 no-fault evictions with effect from 1 May 2026. All existing assured shorthold tenancies automatically converted to assured periodic tenancies on that date. Possession is now only available through Section 8 grounds.

Under the RRA 2026, Ground 8 now requires at least 3 months' arrears at both the date of service and the date of the hearing — increased from the previous 2-month threshold. If arrears drop below 3 months before the hearing, Ground 8 may not succeed, though discretionary Grounds 10 and 11 may still apply.

Ground 8A is a new mandatory ground introduced by the RRA 2026. It applies where the tenant has been in arrears on at least 3 separate occasions within any 3-year rolling period, regardless of whether those arrears were later cleared. It is specifically designed to address persistent late payers who pay down just before a hearing to avoid the Ground 8 threshold.

Do not withdraw your claim. If the balance remains above the Ground 8 threshold, the mandatory ground still applies. Even if arrears drop below the threshold, your claim continues under discretionary Grounds 10 and 11, which remain live. Withdrawing the claim at this stage would provide no benefit and would force you to restart the process from scratch.

The Private Rented Sector Database is a compulsory landlord registration scheme introduced alongside the RRA 2026. From September 2026, landlords must be registered on the database before a valid Section 8 notice can be served. Any notice served after that date without valid registration will be unenforceable.

Timescales vary depending on the grounds used, court listing times in your area, and whether the tenant defends the claim. A straightforward uncontested Section 8 case typically takes between 8 and 16 weeks from notice to bailiff enforcement. Defended or complex matters can take considerably longer.

Yes. Outstanding rent arrears do not have to be written off once possession is obtained. Available routes include money claims through the County Court, obtaining a County Court Judgment (CCJ), attachment of earnings, and charging orders where the former tenant owns property or other assets. We advise on the most appropriate route for your circumstances.

Ground 1A is a new mandatory ground introduced under the RRA 2026. It allows a landlord to regain possession where they intend to sell the property with vacant possession. It was introduced as a replacement route following the abolition of Section 21. Importantly, the landlord must not re-let the property for a period of 3 years after obtaining possession under this ground.

Yes. We cover all regions of England and Wales. All work is handled remotely — there is no need to visit an office at any stage of proceedings.

Yes. We work with both independent letting agents and large national agencies, providing portfolio-level possession support across multiple landlord clients simultaneously. Please enquire directly for details of how we can support your caseload.

If the tenant files a defence the matter will proceed to a contested hearing. We advise on how to respond to a defence, what evidence is needed, and how to prepare for a hearing. For contested cases that require a legal representative in court, we recommend seeking independent legal advice from a practising solicitor.

Our fees are not published online because every case is different. We provide a bespoke, fixed-price written quote before any work begins. There are no hidden charges. Complete our free enquiry form and we'll come back to you with an exact fee proposal within one business day.