New Ministry of Justice figures reveal a widening gap between falling possession claim volumes and rising court delays, according to Landlord Action.

At a time when most 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% year on year. The decline was seen across both main possession routes, with accelerated claims falling 12.8% and Section 8 claims down 4.9%.

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. Excluding the pandemic backlog, that is the longest median wait in more than two decades.

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.

Instructions

Last year, 43% of all new instructions received by Landlord Action related to Section 21 or accelerated possession claims, while 27% related to Section 8 notices. With Section 21 due to be abolished in May, all future possession cases will need to proceed under statutory grounds through the court system. The firm 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 19th November 2025 has been listed for hearing on 26th February 2026. Historically, similar cases would typically have been listed within two months.

The greatest pressure is now at the enforcement stage. In London cases handled by Landlord Action, eviction appointments are being listed seven or eight months after bailiff applications are submitted. In one instance, an application made on 26th November 2025 was given an enforcement date of 17th July 2026.

Securing

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.

Years

Landlord Action founder Paul Shamplina explains that years of underinvestment in the courts are now translating into record waiting times. “At the same time, the majority of landlords we act for are still relying on Section 21,” he says. “Once that route is removed, every case will depend on a court process that is already under pressure.”

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, he adds.

“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.

Prepare

“Landlords will need to prepare for a system that is slower and more reliant on the courts," says Shamplina. "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.”

The Law Society of England and Wales has urged the UK government to further invest in the courts to handle the expected rise in contested hearings and avoid additional delays and backlogs in the courts. President Mark Evans says: “Next year’s data will ultimately show how the Renters’ Rights Act contributes to a fairer housing system, including how the abolition of Section 21 in England affects the overall repossession statistics. The courts must start getting ready now, not after the backlog starts growing even more.”

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