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Tenant Eviction Solicitors

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We are specialist litigation solicitors. We have a team of partners, solicitors and trainees all helping landlords regain possession of their property across the country on a low fixed fee basis. We work nationally and can assist in recovering possession of any property located within England and Wales. We cover every court within England and Wales.

What Is Tenant Eviction?

Evicting a residential tenant in England and Wales is a multi-step binding legal process.

It’s essential for residential landlords who wish to regain possession of their property from a tenant to follow the required procedure for eviction. Since 1 May 2026, the Renters’ Rights Act 2025 has fundamentally changed the eviction landscape and process. Section 21 “no-fault” evictions have been abolished, and landlords must now rely exclusively on section 8 grounds for possession.

If you’re a landlord who fails to follow the legal process to evict a tenant, it will, at best, significantly slow down the process of taking possession of your rental property.

At worst, it could lead to lost rental arrears, legal fees, and court costs, and no possession order. In this event, it may be necessary to issue new possession proceedings, incurring further costs.

If the tenant successfully alleges harassment, you could face substantial fines and/or criminal charges.

Many landlords instruct expert tenant eviction solicitors who can help achieve a successful outcome in residential claims for possession.

We are specialist litigation solicitors. We have a team of partners, solicitors and trainees all helping landlords regain possession of their property across the country on a low fixed fee basis. We work nationally and can assist in recovering possession of any property located within England and Wales. We cover every court within England and Wales.

Key Contacts

Alex Cook
Senior Partner
Laura Albon
Partner
No Win No Fee Eligibility Calculator
This process takes no longer than 2 minutes and is step one in assessing whether or not we would be prepared to offer you a CFA.

This is a non binding indication whether Helix Law Ltd might be able to offer you a "No Win, No Fee" agreement (also known as a Conditional Fee Agreement, or CFA). There is no cost of obligation for using this service and each case is assessed on its merits.

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Area of work

We only enter into CFA funding agreements in relation to some commercial, property and construction disputes. We therefore need to understand what type of dispute you have so that we can assess whether a CFA might be appropriate.

We only offer No win, No Fee (CFA) funding in some commercial, property and construction disputes. We do not offer CFA funding in harassment, personal injury or housing disputes. If you are seeking CFA funding in another area other than those listed please use our Contact Us form at the bottom of this page
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Is the value in dispute more than £10,000?

This is important because typically it is only possible to recover legal costs, including costs funded on a ‘No Win, No Fee’ (or ‘Conditional Fee Agreement’), where the amount in dispute is over £10,000. If you have a dispute where your losses and damages are less than £10,000 it is unlikely we can offer you a CFA.

If your dispute is worth less than £10,000, it will typically be allocated by the Court to the Small Claims Track. In small claims usually costs are not recoverable and therefore we cannot offer you a CFA in these circumstances. There is always risk you have not fully identified the amount in dispute or you may want to consider paying us a fixed fee for fixed advice on your prospects of success and/or the process moving forwards, in which case please do contact us.
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Is the value in dispute more than £10,000?

This is important because typically it is only possible to recover legal costs, including costs funded on a ‘No Win, No Fee’ (or ‘Conditional Fee Agreement’), where the amount in dispute is over £10,000. If you have a dispute where your losses and damages are less than £10,000 it is unlikely we can offer you a CFA.

If your dispute is worth less than £10,000, it will typically be allocated by the Court to the Small Claims Track. In small claims usually costs are not recoverable and therefore we cannot offer you a CFA in these circumstances. There is always risk you have not fully identified the amount in dispute or you may want to consider paying us a fixed fee for fixed advice on your prospects of success and/or the process moving forwards, in which case please do contact us.
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Is the value in dispute more than £10,000?

This is important because typically it is only possible to recover legal costs, including costs funded on a ‘No Win, No Fee’ (or ‘Conditional Fee Agreement’), where the amount in dispute is over £10,000. If you have a dispute where your losses and damages are less than £10,000 it is unlikely we can offer you a CFA.

If your dispute is worth less than £10,000, it will typically be allocated by the Court to the Small Claims Track. In small claims usually costs are not recoverable and therefore we cannot offer you a CFA in these circumstances. There is always risk you have not fully identified the amount in dispute or you may want to consider paying us a fixed fee for fixed advice on your prospects of success and/or the process moving forwards, in which case please do contact us.
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The dispute is:

Generally speaking tenants will not own assets. That means you might ‘win’ but not recover damages and costs- even if the court orders the tenant to pay. Whereas if your dispute is with a property owner we can usually recover your costs and damages from their share of the property.

A CFA is unlikely to be workable in this scenario, but we may still be able to assist you with our services; please contact us via this page.
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Is your claim about an unpaid application for payment and/​or retention greater than £20,000?

This is important as it helps us assess the likely cost; benefit for you, and our ability to offer you CFA funding.

A CFA is unlikely to be workable in this scenario, but we may still be able to assist you with our services; please contact us via this page.
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Do you have a contract in writing or registered shares in your name?

The more evidence you have in support of your allegations, the better your prospects of success. The higher your prospects of success, the more likely we can offer you a CFA funding arrangement.

Where you lack documents in writing, there can be greater complexity. We need to review your circumstances and background in more detail before being able to consider alternative funding with you. Please provide details of your circumstances here and we will contact you - anchor to commercial sherholder form.

Is the issue arising recently or within the last 6 years at most?

All disputes are subject to limitation periods- this is the period of time in which a claim must be issued. Most limitation periods in our work are 6 years. There can be exceptions and upto 12 years is possible, but this is a factor that can increase risk to you and to us and might lead to us declining to offer a CFA. With the passage of time memories can/will also fade, and evidence can be lost or destroyed. Acting promptly can therefore be important.

We need to assess your position with you before being able to confirm funding.

Does the opponent own property in England and Wales?

We want to ensure we can force your opponent to pay if they refuse to pay. If your opponent has assets, usually property, we can have greater confidence of recovering money, property, or assets (or all the above), for you. Otherwise there can be risk that you have a good claim with good prospects of success, but if your oppoennt doesn’t own anything, you might not recover damages or losses.

We need to assess your position with you before being able to confirm funding.
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Thank you for filling out the form

Based on the form, we think there is a good prospect we will be prepared to offer you a No Win No Fee agreement (CFA). Please confirm your contact details and a member of our team will contact you usually within 1 hour during usual business hours.

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The Eviction Process under the Renters’ Rights Act 2025

Since 1 May 2026, the only route to evict a tenant is by serving a section 8 notice citing one or more valid grounds for possession. Section 21 notices can no longer be served. The accelerated possession procedure has also been removed, meaning all possession claims now require an in-person court hearing.

Landlords must identify the correct ground or grounds for possession, serve notice in the prescribed form with the correct notice period. If the tenant fails to leave, you can apply to the court for a possession order. If the court is satisfied that the ground has been satisfied, it will make the possession order.

You can see how to serve a section 8 notice here.

Assured Shorthold Tenancies (ASTs)

Assured Shorthold Tenancies (“ASTs”) have been abolished. From 1 May 2026, all existing ASTs automatically converted to Assured Periodic Tenancies.

Tenancies continue on a rolling basis (usually monthly) until either the tenant gives at least 2 months’ notice, or the landlord successfully obtains a possession order on valid grounds.

The 12-Month Protection Period

Tenants benefit from a 12-month protection period at the beginning of a tenancy. During this time, the landlord cannot evict them on the grounds of wanting to move in (Ground 1) or sell the property (Ground 1A). Where a landlord does use these grounds after the protection period, they will be restricted from re-letting the property for 12 months. If a landlord breaches these rules, they may be subject to a Rent Repayment Order or could be prosecuted.

Lodgers

A lodger is someone who is typically renting a room within a property that the ‘landlord’ owner lives in themselves. Legally this does NOT usually create a landlord and tenant relationship but is more accurately described as a licensee and licensor relationship. The occupier would usually enter into a contract (a license) rather than an AST and would pay the licensor (‘landlord’/property owner) a license fee (‘rent’).

Lodgers have far fewer legal rights than tenants and the Renters Rights Act 2025 changes generally do not apply to lodgers. There is always risk that the legal position can become confused on the ground. For example if the lodger has exclusive possession of an area in the property (a room or annex etc) the courts might consider this more accurately a landlord and tenant relationship even if the agreement says it is a license.

Where occupiers really are licensees and not tenants a section 8 notice is usually NOT the most appropriate form of notice. In these situations, a notice to quit can be more appropriate.

We’re happy to discuss this with you informally and without any initial charge to establish the best route for you to regain possession of your property. Call us on 01273 036193 or email [email protected].

House of Multiple Occupation (HMOs)

HMOs can be confusing because the contracts will typically allow the tenant rights over their room, but not over the communal areas.

From a tenant eviction perspective, we almost universally treat occupiers of HMOs as tenants now with assured periodic tenancies even where license agreements have been used. The reason for this is straightforward in that the court will always look at the substance and not the form of any document.

One of the legal tests for establishing a tenancy (rather than a license) is whether the occupier has exclusive possession of a space or area, i.e. a room. Where they do a tenancy is likely to exist. We therefore advise owner landlords of HMOs to follow the section 8 eviction route to regain possession. For HMOs let to full-time students, landlords may also be able to rely on the new Ground 4A, which allows possession for the purpose of letting to new students in line with the academic year.

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Why Choose Helix Law Tenant Eviction Solicitors?

Helix Law’s expert property dispute & tenant eviction solicitors have extensive experience acting for landlords nationwide and helping owners recover possession of property.

We frequently take instruction in every stage of the tenant eviction process, from advising on which grounds for possession to rely on, to serving Section 8 notices, to obtaining possession orders and warrants to proceed with eviction.

Many tenants will leave upon receiving a properly served Section 8 notice.

However, if your tenant does not leave by the required date, you will likely need to issue possession proceedings in order to gain possession. If the tenant disputes the validity of the notice or your grounds for possession in response to those proceedings, a hearing will likely be required.

The eviction process often fails due to various reasons, from minor mistakes to more serious irregularities with documents and deposits.

By instructing our expert property law team from the outset, you can avoid costly mistakes, wasted time and ultimately can save money by getting it right first time, every time.

Need Advice? Contact Helix Law

Contact Helix Law today to resolve your landlord/tenant dispute successfully, or click below for more details on Section 8 possession claims.

We aim to respond to queries within an hour and our property litigation team act in disputes nationally.

Outstanding Reviews
from Real Business People

“This is a fantastic little firm who go and beyond to support you. I was successful in a previous litigation. The tenacity and effort was tremendous from everyone there. There’s an enormous amount of business acumen. On previous advice, a pragmatic approach taken, I was so grateful that it led me to apply my own commonsense in doing the right thing, even if it was to not take up further dispute. Really smart people and outstanding service!!!”
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I dealt with Fiona on a HMO issue and dispute i was having with a tenant. Many other companies had said they were too busy or couldn’t have been less interested. I then came across Fiona who was unbelievably helpful from the get go and gave such useful advice. Within an hour of my enquiry she had got in touch. She followed up immediately with an email following our call. 5* service. I will definitely be using her services again in the future.
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Excellent service in dealing with landlords section 21 order’s.. put my mind at ease very professional I would highly recommend using this Law Firm they know what they are doing and act very promptly.
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Laura at Helix Law has been so incredibly helpful with an enquiry I had. She has so much knowledge and explains things in detail, however in a way I could easily understand. I would highly recommend to anyone. Thanks Laura.
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Bianca O’Donnell and Alex Cook recently provided me with professional legal property advice. There were significant financial repercussions had it gone wrong. Their ‘Stay Calm’ approach and methodical dissection of key issues was most impressive. They dealt quickly and efficiently to the last minute, providing clear advice on a potential breach of contract. Helix Law and legal advice go hand-in-hand. Helix Law have previously provided advice in various business matters over the years. They are an invaluable resource. Thank you Bianca and Alex!
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Frequently Asked Questions

What Is the Difference Between a Section 8 and a Section 21 Notice? How Long Does A Section 8 Notice Take? What Makes A Section 21 Notice Invalid? How Can I Evict a Tenant Without a Tenancy Agreement? Can I Remove a Tenant Who Is Not Fulfilling Their Obligations?
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Residential Property Expertise

Eviction Services
Rent Arrears
Deposit Protection
Disrepair Claims

Commercial Property Expertise

Eviction and Forfeiture Services
Rent Arrears & Service Charge Recovery
Other Breach Of Lease Issues
Ongoing Disputes & Litigation

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