How do I apply to court to evict my Tenants?
PIMS Eviction System Hub
This hub helps landlords and letting agents move from rent arrears or serious tenant breach to the correct legal route, without rushing into a weak notice or a poorly prepared court claim.
PIMS view is simple: eviction is not one document. It is a controlled system of evidence, compliance, communication, notice, court preparation and lawful enforcement.
Before you serve notice
A rent arrears case can quickly become a deposit, repair, licensing, harassment, quiet enjoyment or Renters’ Rights compliance dispute. Do not start formal enforcement until your file can survive scrutiny.
The PIMS Eviction Journey
1. Start with arrears control
Send the correct letters, build the rent schedule, involve guarantors and avoid drifting.
Use Arrears Letter Pack
2. Check if Section 8 is safe
Do not serve a notice until arrears, repairs, deposit, licensing and evidence have been checked.
Use Compliance Checklist
3. Understand Grounds 8, 10 and 11
Ground 8 is the serious arrears route. Grounds 10 and 11 support pressure, pattern and negotiation.
Read Grounds Deep Dive
4. Serve the correct Section 8 Notice
Use the correct PIMS Form 3A document and make sure the wording, dates and evidence align.
Use PIMS Section 8 Notice
5. Complete the notice correctly
Grounds, legal wording, explanation, service and court date must all be correct.
Section 8 Completion Guide
6. Build the court bundle early
Court is not where you fix weak paperwork. Court is where weak paperwork is exposed.
Court Bundle Checklist
Pre-Notice Risk Checks
Deposit compliance
Check protection and prescribed information proof before enforcement.
Deposit guidance
Repairs and access
Inspect, document issues, instruct trades and record obstruction.
Access guidance
Fines and penalties
A weak compliance file can expose serious financial risk.
Check risk exposure
PIMS position
The strongest landlord is not the quickest to serve notice. The strongest landlord is the one with the cleanest file, the clearest rent schedule, the best audit trail, the correct notice, and evidence showing they acted firmly but reasonably.
Need the full eviction system?
PIMS members get the documents, arrears letters, Section 8 tools, guidance and helpline support needed to control the case before it controls them.
Join PIMS
Only after you have issued the tenant a Notice to quit and they have failed to comply with your wishes are you eligible to make an application to the courts for possession.
If you have NOT served a Notice you CANNOT apply to court. Whilst the Landlord Agent [including a Legal Solicitor] may issue a Notice on the Landlord, the legal owner of the property or their Legal representative [Solicitor] can complete an application for a possession order [not the Letting Agent].
The section covers "How and when to apply for a possession order" and shows you how to complete the court application process
| Why are you applying for possession? |
Court Process |
Section 21 Notices (issued before 1May 2026 & Expired Apply for possession
The Tenancy agreement has passed the last day of the fixed term and I have previously issued a Section 21 Notice that has expired. The tenant has not left, I seek possession ONLY and not able secure compensation using this route. compensation for losses see Recovering Debts and Losses from Tenants |
Before you apply
To apply for posssession after the expiry of the Notice CLICK HERE |
Rent Arrears (This is after Section 8 Notice expired)
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Tenant in Breach non rent arrears
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Unlike the Section 21 route - Where the Section 8 route is used there will always be a court hearing
Where possession is sort exclusively on the grounds of rent arrears the Landlord should use the PCOL process as it is cheaper and faster for the Landlord.
Where the Section 8 issued relies on other grounds for Damage, Nuisance etc the Landlord CAN ONLY use the manual process and must complete form N5 and N119.
Where the Landlord is applying for possession using the Section 21 route then click here
Where the Landlord has been granted a possession date using the Section 21 route and now wishes to recover monies from the Tenant for rent arrears or damage see Debt recovery route.
If you have previously used the manual forms N5 and N119 to apply for possession online equivalent process PCOL differs in that it does not follow the same civil procedure [court rules]. There are only a couple of differences but non compliance may invalidate your claim.
In the case of a possession claim for residential property that relies on a statutory ground or grounds for possession, the claimant must specify, in section 4(a) of the online claim form, the ground or grounds relied upon.
e.g. "As of [date 23/01/11] Rent arrears total X - Section 8 Grounds 8,10,11 rent arrears"
If you use the manual form
N5 the instructions are leave blank so one can see why confusion arises. If you do not put the above text your claim is invalid. This is a silly error in the PCOL system for it knows your case is for rent arrears and should simply offer the user a drop down box.
2) You CANNOT attach or EMAIL any documents for such documents will be deemed as NOT being received and inadmissible evidence.
3) RENT ARREARS SCHEDULE MUST BE PROVIDED TO THE TENANT - As of April 09 serve on the defendant not more than 7 days after the date of issue of possession application, a full, up-to-date schedule of rent arrears. Including details of the dates and amounts of all payments due and payments made under the tenancy agreement. In general no more than two years history is what the court is looking for ias a pattern of tenant behaviour , have they always been erratic or could it be a change in their situation as to why arrears have accrued?