Warrant of possession: can you stop the bailiffs?

If a possession order was made against you and you have not left, your landlord can apply for a warrant of possession. That gives a bailiff the authority to evict you. But depending on your circumstances, you may still be able to stop or delay the eviction. Here is how.

Key facts

• Ministry of Justice figures show landlords made 22,733 possession claims in the county courts of England and Wales in January to March 2026, with 6,888 repossessions carried out by county court bailiffs. Mortgage and landlord possession statistics, GOV.UK
• In the same quarter there were 16,848 possession orders and 10,172 warrants, each down on the same period a year earlier. Mortgage and landlord possession statistics, GOV.UK

What is a warrant of possession?

A warrant of possession is a court document telling a bailiff to carry out an eviction. Your landlord can apply for one once a possession order is made and you are still in the property after the date in the order.

You should get notice of the date the bailiff is coming. That notice is your last chance to act before the eviction.

Can you apply to suspend the warrant?

Yes, in many cases. If you have grounds to challenge the eviction, or your circumstances have changed, you can ask the court to suspend the warrant. This is an application to suspend the warrant, or to stay the eviction.

The court can suspend if it is just and fair to do so. Reasons that can support an application:

• You have cleared the rent arrears, or brought them right down, since the order was made
• Your finances have changed, you can now pay the rent, and you have a realistic plan for the arrears
• There is a mistake or irregularity in the warrant or the proceedings
• You are applying to set aside the original possession order
• You have applied for housing and are in a priority need group already
• You or a family member has a serious health condition that makes eviction now especially harmful

The court weighs what is fair to you and to the landlord.

How to apply to suspend the warrant

Fill in Form N244, the application notice, and pay the court fee, or ask for fee remission if your income is low. File as soon as you can, ideally several days before the bailiff's date.

At the hearing, explain your circumstances, what has changed, and why the eviction should be delayed or stopped.

In arrears? Come ready to explain what is owed, what you have paid, and your plan for the rest.

What if the bailiff arrives before you have applied?

If the bailiff is at your door and you have not applied, you can still call the court that day. In a true emergency, someone seriously ill in the home, or a very young child, the court may grant a short stay. Act at once.

Can disrepair affect the eviction?

Serious disrepair your landlord failed to fix may matter here. In some cases a disrepair claim can work as a defence or counterclaim in possession proceedings. This is a tricky area of law: get legal advice promptly.

Getting urgent legal help

Free advice is available from:

• Citizens Advice, 0800 144 8848
• Shelter, 0808 800 4444

Some courts have duty solicitor schemes on the day. Do not rely on that. Act early.

When should I contact Support for Tenants?

Facing eviction from a home your landlord also left in disrepair? We may be able to advise whether a disrepair claim is relevant to your situation.

Call us on 0800 030 4669. No upfront cost. You only pay if you win, and the fee comes out of the compensation, not your pocket. If you don't win, you pay nothing.

Sources

• Section 89, Housing Act 1980 (postponement of possession orders) (legislation.gov.uk)
• Civil Procedure Rules, Part 55 (possession claims) (justice.gov.uk)