Possession Orders Average 7.3 Weeks: What London Landlords Must Know Before May 2026

A Faster Possession Order Process: The Current Landscape

The Ministry of Justice reveals that the median time from a landlord's possession claim to the issuance of a possession order currently stands at 7.3 weeks. This meets the HM Courts and Tribunal Service (HMCTS) target of eight weeks, reflecting improved efficiency amid ongoing pressures on the court system. For London landlords — especially those managing multiple units or HMOs — this timeframe offers a crucial benchmark for eviction planning and cash flow forecasting.

Introducing the Renters’ Rights Act: What Changes on 1 May 2026?

The Renters’ Rights Act (RRA), effective 1 May 2026, will expand the legal possession grounds available to landlords. While this broadens the circumstances under which possession can be sought, it importantly retains strong tenant protections against unfair eviction. This means landlords must familiarise themselves with the new statutory grounds and ensure strict adherence to procedural safeguards.

What Landlords Won't See: No Six-Week Fast-Track or Tenant Database

Despite calls from some quarters, the government has rejected proposals for a six-week fast-track possession process and the creation of a tenant eviction database. Additionally, tenancy deposit caps remain unchanged under the Tenant Fees Act 2019 — five weeks’ rent for annual rent under £50,000, or six weeks’ rent for higher amounts.

Practical Implications for Different Landlord Profiles

• Single-unit landlords: With limited portfolio scale, these landlords should prioritise understanding the new possession grounds and maintain robust tenant referencing to avoid protracted disputes.
• HMO owners: Given higher tenant turnover and risk, HMOs will benefit from close monitoring of the forthcoming digital possession claims service to reduce administrative delays.
• Portfolio landlords: Strategic planning is essential. Adjusting rent arrears management and eviction timelines around the 7.3-week median can optimise cash flow and reduce void periods.
• Accidental landlords: These landlords should seek advice to navigate the updated possession rules, ensuring compliance and avoiding procedural missteps.

Navigating Compliance and Strategy Ahead

1. Review and Update Processes: Familiarise your property management teams and legal advisers with the Renters’ Rights Act provisions ahead of the deadline. Training sessions or briefing notes can help embed changes.

2. Benchmark Court Timelines: While 7.3 weeks is the median, local court performance may vary. Track possession claims duration in your jurisdiction to anticipate possible delays.

3. Maintain Tenant Referencing Standards: With no eviction database forthcoming, continue using established referencing agencies and credit checks.

4. Prepare for Digital Court Service: The HMCTS is developing a new digital platform for possession claims, promising greater efficiency. Enquire about pilot programmes or timelines to integrate this into your workflows.

5. Ensure Deposit Compliance: Double-check that tenancy deposits comply with the Tenant Fees Act 2019 caps to avoid disputes or penalties.

Risk Mitigation: Deadlines and Documentation

Meticulous record-keeping of notices, communications, and court documents will be vital. Given no acceleration of the possession process, expect timelines around seven weeks from claim to order, plus additional time before enforcement. Factor this into your cash flow and property management plans.

How Rentals & Sales Can Support Your Next Steps

Our specialist landlord intelligence team offers tailored portfolio reviews that assess possession risk, compliance audits focused on the Renters’ Rights Act, and pricing strategies sensitive to potential turnover. We can help align your operations with the evolving legal landscape, minimising disruption and financial exposure.

Compliance Disclaimer

This article summarises current government position and legislation as of June 2024. Landlords should seek individual legal advice to address specific circumstances. Rentals & Sales provides information but does not offer legal counsel.