"When you combine extended notice periods, longer court waiting times and enforcement delays, it is not unrealistic for a landlord to face close to a year of unpaid rent in serious arrears cases. For many smaller landlords, that level of exposure is simply unsustainable"
- Paul Shamplina - Landlord Action
Landlord Action says new Ministry of Justice figures show a widening gap between falling possession claim volumes and rising court delays, at a time when the majority of landlords still rely on Section 21 to regain their properties.
Official data shows that 91,093 landlord possession claims were issued in 2025, down from 98,766 in 2024, a fall of 7.8 per cent year on year. The decline was seen across both main possession routes, with accelerated claims falling 12.8 per cent and Section 8 claims down 4.9 per cent.
However, while claim volumes have eased, timelines have lengthened. The median time from claim to repossession rose to 27 weeks in 2025, up from 25 weeks the previous year. The median time from claim to repossession rose to 27 weeks. Excluding the pandemic backlog, that is the longest median wait in more than two decades.
Financial impact
For landlords dealing with significant arrears, extended timelines can translate into substantial financial losses. Separate research published by the High Court Enforcement Officers Association in October 2025 found that the average rent loss per property at the point of eviction stands at £12,708 nationally, rising to £19,223 in London.
Landlord Action’s own instruction data shows how significant the upcoming shift will be. In 2025, 43 per cent of all new instructions received by the firm related to Section 21 or accelerated possession claims, while 27 per cent related to Section 8 notices.
With Section 21 due to be abolished in May 2026, all future possession cases will need to proceed under statutory grounds through the court system. Landlord Action says this will place greater reliance on a court process that is already experiencing record timelines.
The impact of longer delays is being seen daily in cases handled by the firm. A recent Section 8 PCOL claim submitted on 19 November 2025 has been listed for hearing on 26 February 2026, around three months later. Historically, similar cases would typically have been listed within two months.
Enforcement
The greatest pressure is now at the enforcement stage. In London cases handled by Landlord Action, eviction appointments are being listed seven to eight months after bailiff applications are submitted. In one instance, an application made on 26 November 2025 was given an enforcement date of 17 July 2026. Another application submitted on 24 September 2025 has been listed for 18 June 2026, while a further October application has been scheduled for mid July 2026.
These delays mean that even after securing a possession order, landlords may face many additional months before enforcement takes place. In serious arrears cases, the total process from notice to eviction can approach a year.
Ministry of Justice data reflects similar strain nationally. While warrants of possession issued fell to 39,101 in 2025, the number of landlord repossessions carried out by County Court bailiffs increased to 28,628, suggesting that cases already in the system are continuing to move through enforcement even as new claims decline. Regional figures show that London local authorities account for six of the ten highest private landlord repossession rates nationally in the final quarter of 2025.
The growing pressure on County Court bailiffs has prompted renewed calls for greater use of High Court enforcement in appropriate cases. The report published by the High Court Enforcement Officers Association, supported by Landlord Action, found landlords were experiencing average County Court bailiff delays of six months nationally and up to eight months in London once a possession order had been granted.
“Although headline possession claims have fallen, the reality on the ground is that the system is taking longer to deliver outcomes. Years of underinvestment in the courts are now translating into record waiting times for landlords," explained Landlord Action founder, Paul Shamplina (pictured).
“At the same time, the majority of landlords we act for are still relying on Section 21. Once that route is removed, every case will depend on a court process that is already under pressure," he said. “With the mandatory rent arrears threshold increasing from two months to three months and notice periods extending to four weeks under the new rules, landlords will face longer timelines before they can secure a possession order. Once an order is granted, enforcement delays can add further months."
“When you combine extended notice periods, longer court waiting times and enforcement delays, it is not unrealistic for a landlord to face close to a year of unpaid rent in serious arrears cases. For many smaller landlords, that level of exposure is simply unsustainable."
He added, “Landlords will need to prepare for a system that is slower and more reliant on the courts. Careful tenant selection, stronger referencing, ensuring tenants have a suitable guarantor where appropriate, and considering rent guarantee insurance as a core protection rather than an optional extra.”
