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What is Possession order?
Last verified 31 October 2026
A possession order is a court order that gives a landlord the right to take back a property. In England it is made after a landlord has served a valid notice, the tenant has not left and the landlord has applied to court.
Why it matters to landlords
The tenant has 14 days from service to file a defence. At the hearing the judge may adjourn, dismiss the claim or make an order. An outright order normally requires the tenant to leave within 14 days for a mandatory ground, with up to 6 weeks possible for extreme hardship and a longer period for discretionary grounds. A suspended order sets conditions the tenant must meet to avoid eviction. A money judgment adds a sum owed such as arrears, court fees and legal costs, but a money order alone does not require the tenant to leave.
Claims can fail for procedural errors, non-attendance, the ground not being proved or the rent being paid. You must send case documents to the court at least 14 days before the hearing. A possession order does not allow you to evict the tenant yourself: if they do not leave, you must apply for a warrant. Illegal eviction is a criminal offence.
Example
Kofi serves a section 8 notice on Ground 8 and then applies to court. At the hearing in January 2027 the judge makes an outright order for possession within 14 days plus a money judgment for the arrears and costs. The tenant does not leave by the date, so Kofi applies for a warrant of possession.
Related terms
- Section 8 notice
- Warrant of possession
- Mandatory grounds for possession
- Discretionary grounds for possession
- Accelerated possession