Landlords are facing the longest court delays in more than two decades despite a fall in possession claims according to new analysis from Landlord Action.
Ministry of Justice data shows 91,093 landlord possession claims were issued in 2025, down 7.8% from 98,766 in 2024. Accelerated claims fell 12.8% and Section 8 claims dropped 4.9%.
However, the median time from claim to repossession rose to 27 weeks in 2025, up from 25 weeks the previous year – the longest wait in over 20 years excluding the pandemic backlog.
Separate research from the High Court Enforcement Officers Association found the average rent arrears at the point of eviction stands at £12,708 nationally and £19,223 in London.
ENFORCEMENT DELAYS
In 2025, 43% of Landlord Action’s new instructions related to Section 21 or accelerated claims, with 27% linked to Section 8 notices. With Section 21 set to be abolished in May 2026, all future cases will rely on statutory grounds and the courts.
Enforcement delays are now the biggest pressure point. In London, eviction appointments are being scheduled seven to eight months after bailiff applications are made, meaning the full process from notice to eviction can approach a year in serious arrears cases.
RECORD WAITING TIMES
Paul Shamplina (main picture), Founder of Landlord Action, says: “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.
“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.”
LONGER TIMELINES
And he adds: “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.
“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.”
